Hulme Living Leaf Street Housing
Hulme Living Leaf Street Housing by Mecanoo for One Manchester The area around Leaf Street in Hulme, just outside Manchester city centre, has a history
Apartments
Plan and Layout
Introduction
Apartment buildings should sit in attractively landscaped grounds, providing private garden space for ground floor units together with a communal garden at ground floor for those residents living in upper floor units. Good quality internal and external environments must be provided for occupants to promote health and well-being. Car parking provision must be carefully sited and not dominate the site.
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Floorplates should sit comfortably with the urban grainThe pattern of the arrangement of street blocks, plots and their buildings in a settlement. The degree to which an area’s pattern of blocks and plot subdivisions is respectively small and frequent (fine grain), or large and infrequent (coarse grain). Urban grain is a key component of defining the character of a place., avoiding large ‘L’ shaped blocks, whilst the number of dwellings accessed from a single core should be no more than eight units per floor – this will help to encourage a sense of community.
Features of apartment plan and layout
- Entirely dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. apartments for increased daylight and ventilation
- ContextualThe context includes the immediate surroundings of the site, the neighbourhood in which it sits and the wider setting. The context may include the physical surroundings of topography, movement patterns and infrastructure, built form and uses. An understanding of the context, history and character of an area must influence the siting and design of new development. scale, materials and roof forms
- Active ground floor commercial and residential uses
- Large communal courtyard with separation between habitable windows
- Private front and rear gardens for ground floor apartments
- Roof terraces, balconies and communal deck spaces
- Gaps in frontage to allow sunlight, circulation and entrances
- Multiple street entrances
APL 1
Siting
CODE
Description
Compliance
CODE
Apartment buildings must be sited in a manner that sufficient space is provided between buildings to allow for the appropriate provision of circulation routes, amenity space, public realm and tree planting.
Description
Introduce appropriate spacing and breaks between buildings to achieve a sensitive urban grainThe pattern of the arrangement of street blocks, plots and their buildings in a settlement. The degree to which an area’s pattern of blocks and plot subdivisions is respectively small and frequent (fine grain), or large and infrequent (coarse grain). Urban grain is a key component of defining the character of a place. and to avoid overly long frontages and perimeter blocks without appropriate spacing between buildings.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
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Documents required:
- Site plan
- Landscaping plan
- Code requirement signposted in the Design and Access Statement.
Example of apartment block circulation
Built examples
APL 2
Courtyard and perimeter blocks
CODE
Description
Compliance
CODE
Courtyard and perimeter blocks must be designed to ensure that there are appropriate breaks between buildings within the block to provide an attractive streetsceneAll spaces and features which form the street environment, including buildings, street furniture, fittings and finishes and green infrastructure and open spaces., and to ensure that the spaces they enclose are large enough to provide a functional, stimulating, healthy, comfortable, and safe environment.
Description
Courtyard and perimeter blocks are enclosed and therefore require careful consideration in their design. Applicants will be required to introduce breaks between buildings to ensure they are both visually and physically permeable. Regard must be had to height, orientation, daylight, sunlight, privacy and adequate separation distances in order to ensure that a high quality environment is delivered. Â
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Breaks between buildings are important to provide relief in the built formForm is the three-dimensional shape and modelling of buildings and the spaces they define. Buildings and spaces can take many forms, depending upon their: size and shape in plan; height; bulk – their volume; massing – how bulk is shaped into a form; building lines – the alignment of building frontages along a street; and relationship to the plot boundary – and whether they share party walls or not. In the case of spaces, their form is influenced by the buildings around them. and to aid permeabilityThe degree to which an area has a variety of pleasant, convenient and safe routes through it. and legibilityThe degree to which a person understands and recognises characteristics about an area or building which help them to navigate around an area, or understand a building. into and through the site. Together with breaks between the buildings, the reduction in height of buildings at the southern end of a block will allow greater daylight and sunlight penetration into courtyards, creating a more comfortable and pleasant environment to support and improve the health and wellbeing of residents and visitors.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
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Documents required:
- Site plan
- Landscaping plan
- Solar studies or BRE compliant Daylight and Sunlight Assessment if required by the Council’s adopted Validation Checklist.
Example
Perimeter courtyard block: this example shows a rectangular  block with its longest elevation facing south  for the maximum number of south facing units. All apartment units are at least dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. and there is adequate separation distances between elevations. There is a mix of communal and private gardens on ground floor. Public facing elevations have private residential entrances and active commercial units on the corners. There are multiple entrances into apartment buildings and no building has more than eight units per core.
Private garden space
Communal open spaceOpen spaces forming part an estate or block intended for use by residents of the respective estate or block. They are distinguished from publicly accessible open spaces or other public land open to members of the public by clearly defined boundaries.
Built examples
APL 3
Apartments per core
CODE
Description
Compliance
CODE
The number of dwellings accessed from a single core must not exceed eight units per floor.
Description
Limiting the number of apartments per core will help to minimise the number of single aspect units and help to create an appropriate urban grainThe pattern of the arrangement of street blocks, plots and their buildings in a settlement. The degree to which an area’s pattern of blocks and plot subdivisions is respectively small and frequent (fine grain), or large and infrequent (coarse grain). Urban grain is a key component of defining the character of a place.. Limiting the number of units off one core helps to create a sense of social cohesion and community amongst residents.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
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Documents required:
- Floorplans
- Code requirement signposted in the Design and Access Statement.
Examples
Single block: Apartments units per core in a single block. Where building cores are on external elevations, they should be north facing to maximise residential units facing south.
Perimeter block: Apartments arranged around the corner of a perimeter block with two cores and allows for ground floor entrances from both elevations.
APL 4
Aspect
CODE
Description
Compliance
CODE
The number of dual aspect units within an apartment block must be maximised and the number of single aspect north, north western and north eastern facing units minimized.
Description
The creation of dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. internal spaces is important, increasing the opportunity for natural daylight and sunlight for at least part of the day, all year round. Where it is not possible to avoid apartments with a northerly aspect, floor plans must be designed to maximise the number of apartments with a dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation.. People like sunlight, it is seen as providing light and warmth, making rooms look bright and cheerful and also having a theraputic health giving effect.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
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Documents required:
- Floorplans
- Code requirement signposted in the Design and Access Statement.
Examples
Deck Access: Apartments with deck access provide dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. elevations for daylighting and cross ventilation
Deck access and internal building coreThe core of a building is usually a square or rectangular concrete tube which houses its interior elements such as staircases, lift shafts and pipes.: a hybrid model of internal and external circulation corridors can maximise the number of dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. unitsÂ
sunpath
window elevations
dual aspect unit
Internal corridor slab; apartment units in a long horizontal shape building should have the longest elevations facing south and place the building coreThe core of a building is usually a square or rectangular concrete tube which houses its interior elements such as staircases, lift shafts and pipes. or services on the north elevation.
Internal corridor tower; apartments with a smaller floorspace can maximise dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. apartments and locate the building coreThe core of a building is usually a square or rectangular concrete tube which houses its interior elements such as staircases, lift shafts and pipes. on the north elevation
APL 5
Internal living environment
CODE
Description
Compliance
CODE
The internal layout of dwellings must be designed to optimise access to daylight, sunlight, outlook, privacy and ventilation and mitigate any noise transmission between habitable rooms. All dwellings must comply with the National Described Space Standards as a minimum.
Description
The living conditions of internal environments has an impact on the health and wellbeing of the inhabitants of a house.
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Allowing maximum daylight and sunlight can keep homes bright in winter months and allow cool breezes through the house in summer. Designers must ensure that habitable roomsAny room used or intended to be used for sleeping, cooking, living or eating purposes. (those used for main living spacesLiving spaces can comprise dining rooms, lounges, kitchens, children’s play areas, offices, libraries, recreational spaces. These rooms should be adequate size, well-lit and connected to the house. A kitchen combined with another use such as lounge / diner, will be considered a living space. including kitchens) receive good daylight and sunlight through orientation and window positioning and size. Whilst access to daylight and sunlight is important, care must be taken that there are no issues with overheating in the summer or excessive heat loss in the winter. Cross ventilation through habitable roomsAny room used or intended to be used for sleeping, cooking, living or eating purposes. can be achieved though openable windows on dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. units, on both elevations with a clear route for breezes through the apartment.
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Avoid noise transmittance where possible by separating main living spacesLiving spaces can comprise dining rooms, lounges, kitchens, children’s play areas, offices, libraries, recreational spaces. These rooms should be adequate size, well-lit and connected to the house. A kitchen combined with another use such as lounge / diner, will be considered a living space. such as lounges on either sides of the house, away from adjoining party walls.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
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Documents required:
- Accommodation schedule
- Floorplans
- Code requirement signposted in the Design and Access Statement.
Examples of maximising daylight and sunlight
Dual aspect apartments: apartments with at least a dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. with two window elevations can have the longest internal elevation wall
Internal corridor access; apartments with an internal enclosed corridor must have a wider external elevation and larger windows to allow for more natural light to more roomsÂ
Elevations with natural light
Longest elevation
National space standards calculator
The calculator has adapted from the Technical housing standards – nationally described space standard (March 2015) by the Department for Communities and Local Government
NB: the national space standards are subject to change and therefore the following calculator should be used only as a reference and refer to government source for official standards
APL 6
Active frontages
CODE
Description
Compliance
CODE
Ground floor active frontages must be maximised.
Description
Applicants must minimise blank facades, plant screens and car park entrances at ground floor level, particularly where they face areas of public realm. Opportunities to introduce private entrances at ground floor level should be maximised where communal or commercial uses are not appropriate.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
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Documents required:
- Site plan
- Landscaping plan
- Floorplans
- Elevations
- Code requirement signposted in the Design and Access Statement.
Example of how an apartment can activate ground floor space
Key
- Overlooking windows
- Active ground floor uses
- Entrances
- Outdoor seating
Examples of ground floor uses to create active frontage
Residential units
Work & education
Retail & leisure
Cafes & restaurants
Residential units
Residential windows and entrances: ground floor apartments or houses can provide activity during day and night and encourage stewardship by residents over the public realmThis is the space between and within buildings that is publicly accessible, including streets, squares, forecourts, parks and open spaces..
Work & education
Offices and workshops:Â work spaces with windows and entrances from street will create long periods of activity during the day. Entrances should always be taken from the public realmThis is the space between and within buildings that is publicly accessible, including streets, squares, forecourts, parks and open spaces..
Retail & leisure
Retail and leisure:Â shops and cafes create lots of people activity, primarily during the day. They can be great places for the community to meet or have a coffee. Outdoor seating for cafes is encouraged.Â
Cafes & restaurants
Cafes, restaurants, bars and takeaways: where such uses are allowed, they can create activity during the evening time. Outdoor seating and large windows can deliver activity to enliven streets when permissible.Â
Principles of apartment ground floor activation
Apartments with retail (cafes, leisure, restaurants, etc) on ground floor
Apartments with undercroft parking and active retail kiosk on front public boundary
Apartments with parking to front boundary will only be allowed if sufficient space for landscape and accessible paths
Raised basements will only be allowed if there is an accessible entrance and approach to the ground floor residential unit
APL 7
Provision of living spaces
CODE
Description
Compliance
CODE
Provide two living spacesLiving spaces can comprise dining rooms, lounges, kitchens, children’s play areas, offices, libraries, recreational spaces. These rooms should be adequate size, well-lit and connected to the house. A kitchen combined with another use such as lounge / diner, will be considered a living space. for dwellings with three or more bedrooms. Both rooms should have external windows.
Description
Family homes of certain size benefit from multiple rooms for people of all ages to spend time playing, working or relaxing away from main living areas. Two living spacesLiving spaces can comprise dining rooms, lounges, kitchens, children’s play areas, offices, libraries, recreational spaces. These rooms should be adequate size, well-lit and connected to the house. A kitchen combined with another use such as lounge / diner, will be considered a living space. can provide for dining rooms, lounges, kitchens, children’s play areas, offices, libraries, recreational spaces. These rooms should be adequate size and well-lite. A kitchen combined with another use such as lounge / diner, will be considered a living space.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
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Documents required:
- Accommodation schedule
- Floorplans
- Code requirement signposted in the Design and Access Statement.
Examples
Cross ventilation: dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. windows allow natural breezes through the house
Noise mitigation: habitable roomsAny room used or intended to be used for sleeping, cooking, living or eating purposes. are separated to avoid excessive noise transmittance
Natural Daylight: habitable rooms face south with large windows for daylight
APL 8
Floor to ceiling heights
CODE
Description
Compliance
CODE
Floor to ceiling heights must be a minimum of 2.5 metres for at least 75% of the gross internal area.
Description
The standard exceeds nationally prescribed requirements due to the characterCharacter includes all of the elements that go to make a place, how it looks and feels, its geography and landscape, its noises and smells, activity, people and businesses. This character should be understood as a starting point for all development. Character can be understood at three levels; the area type in which the site sits, its surroundings and the features of the site. of many of the existing properties in Trafford having higher floor to ceiling heights, and therefore greater building heights generally.
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This higher standard ensures rooms feel more spacious and ensures Trafford’s housing stock continues its reputation for good quality and above standard room sizes. New housing should provide quality accommodation in terms of light, ventilation and sense of space.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
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Documents required
- Cross sections
- Code requirement signposted in the Design and Access Statement.
APL 9
Deck access
CODE
Description
Compliance
CODE
Where deck access is proposed, this must be fully integrated into the architectural composition of the façade and use complementary materials.
Description
The minimum width for all paths, corridors and decks used for communal access should be 1.5m. Deck access schemes are only likely to be considered acceptable where they allow for the provision of dual aspect units, where they cannot otherwise be provided.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
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Documents required:
- Floor plans
- Elevations
- Code requirement signposted in the Design and Access Statement.
Examples
APL 10
Amenity space
CODE
Description
Compliance
CODE
All apartments must be provided with either balconies, terraces or private gardens, in addition to well-designed communal gardens.
Description
Safe and secure amenityThe desirable or useful features of a building or place which support its ongoing use and enjoyment by building occupants, residents, visitors, workers etc. It is usually understood to mean visual and aural amenity. Factors relevant to amenity include the general characteristics of the locality (including the presence of any feature of historic, architectural, cultural or similar interest), daylight, sunlight, outlook, privacy, air quality, effects of wind, odour, noise and vibration. Amenity should be preserved, so potential impacts need to be assessed and managed. spaces must be provided for use by all residents. The provision of private amenity spacePrivate outdoor space accessible by an individual dwelling unit, in the form of gardens, balconies, roof terraces. is essential for people’s health and wellbeing. Communal amenityThe desirable or useful features of a building or place which support its ongoing use and enjoyment by building occupants, residents, visitors, workers etc. It is usually understood to mean visual and aural amenity. Factors relevant to amenity include the general characteristics of the locality (including the presence of any feature of historic, architectural, cultural or similar interest), daylight, sunlight, outlook, privacy, air quality, effects of wind, odour, noise and vibration. Amenity should be preserved, so potential impacts need to be assessed and managed. space and gardens should receive at least 2 hours of sunlight on the ground on 21 March in accordance with the guidance set out in BRE guidance.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with, including the two hour sun on ground requirement.
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Documents required:
- Site plan
- Landscaping plan
- Floor plans
- Solar studies or BRE compliant Daylight and Sunlight study if required by the Council’s adopted Validation Checklist.
- Code requirement signposted in the Design and Access Statement.
Example of maximising private and communal open spaces in an apartment building
Key
- Communal terraces
- Private balconies
- Communal open space
- Roof terrace
- Commercial space
- Private garde
APL 11
Landscape strategy
CODE
Description
Compliance
CODE
The applicant must demonstrate that the proposed layout has been informed by a site wide landscape strategy, that includes landscaping proposals, sustainable drainage systems and biodiversity net gain requirements which comply with the best practice guide and coding requirements set out in the ‘Landscape, and Nature’ section of this code.
Description
Nature contributes to the quality of a place, and to people’s quality of life, and it is a critical component of well-designed places. Natural features are integrated into well-designed development. They include natural and designed landscapes, high quality public open spaces, amenityThe desirable or useful features of a building or place which support its ongoing use and enjoyment by building occupants, residents, visitors, workers etc. It is usually understood to mean visual and aural amenity. Factors relevant to amenity include the general characteristics of the locality (including the presence of any feature of historic, architectural, cultural or similar interest), daylight, sunlight, outlook, privacy, air quality, effects of wind, odour, noise and vibration. Amenity should be preserved, so potential impacts need to be assessed and managed. spaces, podium decks, street trees, and other trees, grass, planting and water. Trafford’s identityThe identity or character of a place comes from the way that buildings, streets and spaces, landscape and infrastructure combine together and how people experience them. is largely characterised by the extensive tree cover and mature planting across the Borough. These places have been created in the past through the bold visions of previous generations. To maintain this identityThe identity or character of a place comes from the way that buildings, streets and spaces, landscape and infrastructure combine together and how people experience them. it is important that this tradition is continued.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
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Area types:
- In New Places it should be demonstrated how this fits in with a masterplan or Design Framework for the whole of the place.
Documents required:
- Site Wide Landscape Strategy (may be incorporated into the Design and Access Statement)
APL 12
Habitable room privacy
CODE
Description
Compliance
CODE
Habitable rooms within each apartment must achieve an adequate level of privacy.
Description
The additional height and density of apartment developments should not compromise the privacy of its residents or neighbours in relation to neighbouring properties (including within the development), the street and other public space.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
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Documents required:
- Site plan
- Floor plans
- Elevations
- Code requirement signposted in the Design and Access Statement.
Examples
Wrap around corner units; the diagram shows one of numerous ways of mitigating potential overlooking by using adequate separation and wrap around corner units.Â
Core and circulation; the core and corridors can be used at corner points for greater separation distance between habitable windows on neighbouring apartment units
Key
Distance between habitable windows
Overlooking windows of same apartment
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Aura, great kneighton
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Aarhus residence, Denmark
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Brentwood Locks
brentwood Lock West, London by Duggan Morris Mixed tenure housing along the waterfront, forming part of a five-year project to breathe new life into the
