Thriving communities, affordable homes. homesandcommunities.co.uk

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1 homesandcommunities.co.uk

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3 The finest city in the world deserves the finest housing In building London s future we reflect on a past that has already created some of the best buildings and urban spaces to be found in the world. We also, more recently, have experience of less inspiring examples, particularly in the design of housing, which has sacrificed space and quality to unit numbers. New homes in London are some of the smallest in Western Europe, and this is indefensible. - Boris Johnson, Mayor of London

4 Why the need for change? Size - RICS Shrinking Homes 2005 Overcrowding - Shelter Crowded House 2006 CABE Housing Audit

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7 A harmonised set of design standards Not reinventing the wheel: the guidance is principally formed from standards the industry is already used to working with Responds to a pressing need to pull together and coordinate the broad range of existing standards and remove contradictions and overlaps As a result it is expected the new standards may offer developers greater predictability and certainty in the planning process Many mechanisms to ensure high quality housing are already in place within London Plan Policy and apply across tenure. Space standards have been the key missing element.

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9 Defining places Character and context Well-connected and legible Outdoor spaces Play

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11 Appropriate density Residential mix Mix of dwelling sizes Mix of tenure Mix of uses

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13 Entrance and approach Shared circulation Access controls Lift provision Car parking Cycle storage Refuse, post and deliveries

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15 Internal floor area Space standards and occupancy Flexibility and adaptability Circulation in the home Living / dining / kitchen Bedroom Bathrooms and WCs Storage and utility spaces Study and work Wheelchair user dwellings Private open space

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17 Privacy Dual aspect Noise Floor to ceiling heights Daylight and sunlight

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19 Environmental performance Energy and CO2 Overheating Water use Managing surface water runoff Materials Ecology

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22 Method The cost and delivery impact assessment examined the impact of the standards of the HDG against a series of typical residential development typologies. Six London Boroughs were identified as the base locations for the residential typologies. Eight case study schemes were identified (flatted and housing). The impact of requirements on the design, layout, number of dwellings, cost of construction, sale value and residual land value were tested.

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

24 300 Average of total scheme cost per unit (completed units, London only) Thousands CSH Level Three (***) CSH Level Four (****) / / /12 (Mar-Oct inc) % of London unit completions (CSH units only) 2009/ / /12 (Mar- Oct inc) CSH Level Three (***) 95.95% 89.10% 95.35% CSH Level Four (****) 3.47% 10.25% 4.65%

25 140 Space Standards Comparison Meters squared London Design Guide NAHP minimum EP Minimum size Average achieved unit size (NAHP London sample data) 0 1B 2P 2B 3P 2B 3P 2B 4P Flat Flat (1 House Flat (1 Thriving communities, storey) affordable homes storey) 2B 4P House (2 storey) 3B 5P Flat (1 storey) 3B 5P 3B 5P House (2 House (3 storey) storey) 4B 6P Flat (1 storey) 4B 6P 4B 6P House (2 House (3 storey) storey)

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28 Funding Aug 2010 All developments on LDA land or supported by the LDA must follow the LHDG standards. April 2011 LHDG standards will be applied to funding decisions for HCA London funded schemes. April 2012 LHDG standards will be mandatory for funding.

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

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32 Implementing Design Standards The new Funding Design Standards Framework adopted by London will comprise: 1. London Housing Design Guide requirements mostly addressing internal and building configuration parameters 2. Code for Sustainable Homes Code Level 4 3. Masterplanning and Urban Design factors either Building for Life (target 14) or BREEAM Communities (target Very Good) 1 and 2 above will comprise essential minimum requirements 3 will be essential to complete, but with only a target score Embedded within the London Housing Design Guide requirements, funding applicants will be expected to achieve: Lifetime Homes Secured by Design

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34 New Funding Standards 1. Shaping Good Places 2. Housing for a Diverse City 3. From Street to Front Door 4. Dwelling Space Standards 5. Homes as a Place of Retreat 6. Climate Change, etc Matters for the local planning authority or the GLA Planning Decisions Unit Various accessibility issues Lifetime Homes Some new consideration for high density Replacing unit size and layout from HQIs Mostly dealt with by Code for Sustainable Homes. Some new items for high density. Entirely overlaps with Code for Sustainable Homes.

35 Design Standards 20 items Building Configuration Corridor length Communal parts environment Pram storage Numbers of lifts Disabled lifts Disabled parking Dwelling Environment 1. Dual aspect 2. Single aspect environment 3. Floor to ceiling height Dwelling size and dimensions 1.UNIT SIZES 2.Living area size 3.Living area dimensions 4.Open plan question 5.Bedroom sizes 6.Bedroom dimensions 7.Bathroom requirements 8.Bathroom sizes 9.Storage requirements 10.Balcony sizes 11.Balcony dimensions

36 Submitted Standards The AHP contract Introduces the concept of Submitted Standards Housing association designs scheme and commits to a certain set of standards as required by the contract Standards are documented through a Pro-forma and put on file Signed off Pro-forma is deemed to represent the Submitted Standards for that particular scheme Checking process at Practical Completion/Compliance Audit to ensure adherence to the signed off Submitted Standards

37 Process of certification New off-line processes developed to enable HCA London to assess, file and summarise design information A Pro-forma Excel spreadsheet has been prepared to enable funding applicants to provide all the necessary design details at firm scheme stage A Prospectus has been prepared to provide clarity to funding applicants on the new standards framework and the information they will be expected to submit IMS will still require bidders to input HQI data, but the LHDG is the minimum expected standard enshrined in the Funding Standards Framework

38 Info requirements Design Prioritisation - urban design considerations more important for schemes above 40 homes Design Assessment quarterly contract review meeting need to provide floor plans and planning permission approval notice with any conditions and for medium to large schemes design access statements Size small up to 40, medium over 40 and large over 150 Development viability more challenging on small infill sites to meet some size criteria however expectations are that minimum criteria are met.

39 Interpretation

40 Programme Negotiations and Quarterly Review Meetings Proforma for schemes commencing in next Quarter need to be agreed in principle. Grant Recipients may also from time to time be required by HCA London/GLA to provide realistic estimates of proportion of their new development programme (11-15) which will be expected to meet: London Plan space standards, Code 4, Lifetime Homes and Secured by Design. Firm Scheme Confirmation Formally submit Firm Scheme Proforma to provide contractual commitment to build to specified standards. Firm Scheme Confirmation cannot be completed without receipt and sign off of a Proforma. The Proforma represents the Submitted Standards for the scheme. Construction Notify HCA London / GLA immediately of any changes to design standards, which take place subsequent to Firm Scheme Confirmation, which may affect final grant. Grant Claim If there has been any downward variation to the Submitted Standards, formally resubmit Proforma at Practical Completion before grant can be claimed. If there has been no variation to the Submitted Standards, then confirm this in IMS to enable claim of grant. Audit Retain Proforma and any other specified documents and certificates on file to confirm design (see Annex B).

41 Audit A suite of items specific to design issues relating to developments in London are requested for audit; ranging from floor plans to engineers reports Further guidance will be developed jointly with the national GLA as to what information will be required to be retained for audit purposes under the AHP London contract

42 THANKS