Checklist

Residential design requires careful attention to use of space – not just for aesthetic reasons but also to comply with regulations. A number of organisations and authorities set standards on spacing – and in many cases they must be followed accurately.

At the start of the project, the specifier should therefore establish the density required, which may be a client requirement or defined by others, such as housing associations. It’s also vital to confirm to the client the space standards that are being used for the design and ensure that both the overall density and the area for each home are clearly defined. Each area of a house then needs to be considered in turn, including the way the space is going to be used and what it contains. Living rooms, for example, have to accommodate soft chairs, television, fire storage and a coffee table in addition to circulation space. Bedrooms must account for side tables, storage, wardrobes and include circulation space. And toilets and bathrooms must have a minimum of fitting and circulation space.

1. Defining space standards

The specifier must refer to the fifth edition of Code of Measuring Practice: A Guide for Surveyors and Valuers, published by RICS. This document is the “bible” for measuring of buildings, specifically for area, and includes residential definitions. Most large developers have their own design standards these days, incorporating the appropriate regulatory provisions and including their preferred details. Specifiers should obtain this at the start of outline design.

2. Planning guidance on density

PPG3 sets out the desired density for number of homes per hectare. The general approach is that urban environments should have higher densities to encourage the most efficient use of land. PPG3 states that new housing should be planned at no fewer than 25, and preferably 30 homes, per hectare. Densities of between 30 and 50 per hectare are to be encouraged, although in practice well-designed, high-density communities are very difficult to achieve. Where appropriate infrastructure is available, greater densities still are envisaged.

3. Development standards

All social housing must conform to the Housing Corporation’s Scheme Development Standards, to qualify for grant. Scheme Development Standards (SDS) Fifth Edition April 2003 and the Housing Federation’s Standards and Quality in Development: A good practice guide set out these standards in a clear and logical manner. Requirements on parking and gardens are identified and standard dimensions are given for furniture, fittings and activities. An allowance for area depending on the occupancy of the dwelling is also provided for. Of real benefit to the specifier is the section about furniture and its “zone for use”. For example, a bed must have an allowance either side for access. Activity zones are also defined, which is particularly useful if wheelchair accommodation is being considered. Clear graphics demonstrate requirements for kitchens and bathrooms – sometimes the most difficult area to plan efficiently.

4. Individual space standards

Housing associations or registered social landlords and local authorities may have individual space standards that need confirmation from the outset of a scheme’s design. It is important that designs come just within the target bands set out by these organisations.

5. Disabled access

All developments must conform to the requirements of Part M of the Building Regulations , which cover disabled access compliance. Individual dwellings must be accessible to wheelchair users and any stairs must meet standards for ambulant people with disabilities. Ensure that wheelchair entry and access to the primary entry level and to a toilet are available for every home. In some cases, this can be difficult to incorporate. Refer to BS 8300: Design of buildings and their approaches to meet the needs of disabled people for further help. For additional information, the Centre for Accessibility can advise, as can various government websites on accessibility.

6. Private developments

Private developments do not need to comply with any of the detailed standards other than the Building Regulations. The main impact on space standards is commercial pressure, which may mean clients want to minimise space. Ensure that practical standards are met, or at least advise the client of these. Stories about furniture not fitting and the space or access being too small are common, so a clear understanding of the basic needs for space must be agreed on at the outset.

When space is being optimised, ensure that the design and likely built solution are as required by the client. This is particularly important for areas around stairs, under sloping roof lines and where conventional drawn plans do not show the full picture. It may be prudent to identify these in more detail with additional sections or use a 3D modelling package.

The trick with commercial developments is to achieve a more spacious feel than minimum standards require, through good design and clever use of space. Addressing the needs of the modern family is always a sensible starting point. The Housing Corporation has examples of plan types from a variety of developers available at www.housingcorp.gov.uk.

7. Housing Quality Indicators

Housing Quality Indicators cover a wider range of design criteria than just space – for example, they also deal with environmental standards. But the specifier should still be sure to consult these in addition to the other reference documents.

It is believed that Housing Quality Indicators will eventually replace the Scheme Development Standards.