Derwenthorpe
Derwenthorpe by Studio Partington for Joseph Rowntree Foundation Derwenthorpe was one of the first large-scale low carbon communities in northern England. Its ‘green’ heating and
Houses
Plan and Layout
Introduction
The plan and internal layout of houses should provide a high standard of living accommodation for their occupants in terms of size, layout and daylight. Rooms should provide adequate space for their intended purpose and be capable of adaptation to support the changing needs of their occupants.
Features of housing plan and internal layout
Semi-detached House
Detached House
Terraced House
Semi-detached House
Detached House
Terraced House
- Internal layout must consider the visual impact on the external appearance of the building.
- Multiple 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. More for larger properties
- Cross ventilation for through breezes across the house
- 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. More allowing maximum light entering from both sides of house
- Ample storage spaces
- Habitable roomsAny room used or intended to be used for sleeping, cooking, living or eating purposes. More orientated on elevation with maximum daylight
- Consider the flexibility of internal spaces with user
HPL 1
Nationally Described Space Standards
CODE
Description
Compliance
CODE
All dwellings must comply with the Nationally Described Space Standards as a minimum.
Description
The Nationally Described Space Standards sets out requirements for the Gross Internal (floor) Area of new dwellings at a defined level of occupancy as well as floor areas and dimensions for key parts of the home, notably bedrooms, storage and floor to ceiling height.Â
The dwelling sizes set out within these standards are considered to be the minimum to deliver an acceptable standard of living. Applicants should aspire to provide dwellings which exceed these standards.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Â
Documents required:
- An accommodation schedule for every house / house type setting out the size of every room (room area and room dimensions) including all stoarge areas, with a comaprision to Nationally Described Space Standards
- Code requirement signposted in the Design and Access Statement.
Quick calculator
The calculator has adapted from 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
HPL 2
Internal living environment
CODE
Description
Exceptions
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.
Description
The living conditions of internal environments has an impact on the health and wellbeing of the inhabitants of a house.
Â
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. More (those used for main living spaces 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. More 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. More houses, on both elevations with a clear route for breezes through the house.
Â
Ensuring noise issues are addressed will also allow for more compact forms of housing to be effective and reduce conflict between neighbours. 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. More such as lounges on either sides of the house, away from adjoining party walls.
Exceptions
Where existing houses on established streets and building lines do not orientate towards best daylight or sunlight levels, alternative measures must be used to maximise natural lighting. Some terraced layout arrangements will not be able to separate 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. More from sharing same party wall.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Â
Documents required:
- Daylight studies demonstrating how much light each habitable roomAny room used or intended to be used for sleeping, cooking, living or eating purposes. More will receive
- Code requirement signposted in the Design and Access Statement
Example
A modern interpretation of the classic ‘Trafford twin’ achieves a number of objectives for internal layout including great natural daylight, well separated habitable roomsAny room used or intended to be used for sleeping, cooking, living or eating purposes. More and lots of cross ventilation
Princples of living environments
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. More 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. More are separated to avoid excessive noise transmittance
Natural Daylight; habitable rooms face south with large windows for daylight
HPL 3
Dual aspect dwellings
CODE
Description
Compliance
CODE
All houses must have openable windows on a minimum of two elevations.
Description
Single aspect dwellinghouses would have very little natural daylight or sunshine. This can impact the health and wellbeing of inhabitants.
Â
Houses should have openable windows on a minimum of two elevations to optimise daylight and cross ventilation. Arrange layouts that maximise light within the house and allow for the through breezes to pass through the house.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Â
Documents required:
- Floor plans and elevations
- Code requirement signposted in the Design and Access Statement.
HPL 4
Provision of living spaces
CODE
Description
Compliance
CODE
Provide two living spaces for dwellings with three or more bedrooms. Both rooms should have external windows.
Description
Family houses of certain size benefit from multiple rooms for people of all ages to spend time playing, working or relaxing away from main living areas.
Â
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. More can provide for dining rooms, lounges, kitchens, children’s play areas, offices, libraries, recreational spaces. These rooms should be an adequate size, well-lit and connected to the house. A kitchen combined with another use such as a 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.
Â
Dcouments required:
- House floor plans with 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. More, habitable roomsAny room used or intended to be used for sleeping, cooking, living or eating purposes. More and spaces for working from home highlighted.
- Code requirement signposted in the Design and Access Statement.
Example
HPL 5
Floor to ceiling heights
CODE
Description
Exceptions
Compliance
CODE
Floor to ceiling heights must be a minimum of 2.5 metres for at least 75% of the gross internal area.
Description
This higher standard ensures rooms feel more spacious and that 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.
Â
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. More of existing properties in Trafford having larger floor to ceiling heights and resulting building heights.
Exceptions
Infill sites where taller floor to ceiling heights would be obviously different to the existing 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. More and context of a street.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Â
Documents required:
- Cross sections illustrating each floor height within the house
- Code requirement signposted in the Design and Access Statement.
HPL 6
External living environment
CODE
Description
Compliance
CODE
The applicant must demonstrate that all houses will be provided with private outdoor spaces that meet the functional needs and wellbeing of the occupiers.
Description
Private outdoor spaces should be provided to the rear of properties, although side garden areas may be considered acceptable as long as they provide privacy. All private outdoor spaces should meet the functional needs and wellbeing of occupiers by providing areas for planting, sitting out, children’s play and hanging washing. All outdoor spaces should receive a minimum of two hours sun on ground on the 21 March in accordance with BRE guidance. Three bedroom dwellings should provide a space of around 80 sq. m for occupiers. Dwellings that are smaller or larger should provide proportionately sized outdoor space.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Â
Documents required:
- Site plan demonstrating size of garden areas to the house
- Sunpath study to demonstrate garden will meet BRE sun on ground test where relevant
- Code requirement signposted in the Design and Access Statement.
View Maps
HPL 7
Landscape strategy
CODE
Description
Compliance
CODE
The proposed layout must be 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, Nature and Public Realm’ 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, gardens, 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. More 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. More 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.
Â
Documents required:
- Landscaping statement and landscaping scheme
- Sustainable drainageSuDS are a natural approach to managing drainage in and around properties and other developments. Sustainable drainage measures are ones which avoid adding to flood risks both at a development site and elsewhere in the catchment by replicating natural drainage processes. SuDS work by slowing and holding back the water that runs off from a site, alleviating flooding and allowing natural processes to break down pollutants. More strategy
- Biodiversity net gain statement
- Code requirement signposted in the Design and Access Statement.
HPL 8
Separation distances
CODE
Description
Compliance
CODE
The layout of two storey dwellings must ensure that a minimum of 21 metres is provided between major facing windows across private gardens. For major facing windows across a highway, separation distances must accord with the context of the street and the established building line. A minimum separation distance of 15 metres between blank gables and habitable room windows must be provided.
Description
Housing layouts must take account of the privacy of existing and future occupiers. In New Places and larger development sites lesser separation distances may be accepted between proposed dwellings where the applicant can demonstrate that it is required to deliver a distinctive development that is active travelMaking journeys by physically active means like walking, wheeling or cycling, rather than motor vehicle. More led and provides a high standard of 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. More for occupants where privacy is protected. A 15 metre separation distance between blank gables and habitable roomAny room used or intended to be used for sleeping, cooking, living or eating purposes. More windows is required to ensure that there is no overbearing impact between dwellings.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Â
Documents required:
- Site plan to show all properties bounding the site (including extensions to these properties and window positions), with separation distances annotated on the plan
- Code requirement signposted in the Design and Access Statement.
HPL 9
Rear garden separation distances
CODE
Description
Compliance
CODE
A separation distance of 10.5 metres between main windows and rear garden boundaries must be provided.
Description
Private rear gardens should not be closely overlooked and an appropriate separation distance between windows and rear garden boundaries must be achieved. Some flexibility may be applied to infill plots where there is an established relationship between existing dwellings.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Â
Documents required:
- Site plan to show all properties bounding the site to the rear (including extensions to these properties and window positions), with separation distances annotated on the plan
- Code requirement signposted in the Design and Access Statement.
HPL 10
Bin storage
CODE
Description
Exceptions
Compliance
CODE
Bins should be stored to the rear of the dwelling or where this is not possible, to the side. Bin storage to the front of dwellings will only be permitted if a well designed concealement solution, within a dedicated structure, is proposed. Waste collection vehicles must be able to get to within 10 metres of the collection point.
Description
Residents should not have to move their bins or handle waste more than 30 metres from their home. Routes for handling bins should be level or gently sloping over a smooth and continuous surface.
Exceptions
Bin storage solutions must be accessible and well-integrated into the design of streets, spaces and buildings, to minimise visual impact, unsightliness and avoid clutter. Where refuse bins are required to be on a street frontage or in a location that is visible from a street, they must be sited within well-designed refuse stores that are easy for occupants to use.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Â
Documents required:
- Site layout plan
- Drawings of bin concealment solution where proposed
- Code requirement signposted in the Design and Access Statement.
Example
Houses plan and layout case studies
Accordia
Accordia by Fielden Clegg Bradley Architects, Alison Brooks Architects and Maccreanor Lavington Architects Accordia was the first housing project to win the RIBA Stirling Prize and widely regarded
Abode, Cambridge
Abode, Cambridge by Proctor and Matthews / BBUK Studio Limited for Countryside Properties Timber cladding, gable ends, a pedestrian focused public realm and generous planting
Four Beeches, Bowdon
Four Beeches, Bowdon by Calderpeel Architects Inspired by Charles Rennie Mackintosh’s Hill House, Four Beeches is a natural stone, new-build property with a corner turret, steeply
Longwood, Hale
Longwood, Hale by Calderpeel Architects This property is well proportioned with elegant lines, cedar detailingThe details of a building are the individual components and how they are put together. Some are a deliberate part of the appearance of a building, including doors, windows and their surrounds, porches, decorative features and ironmongery. Others are functional, although they can also contribute to the appearance of a building. These include lighting, flues and ventilation, gutters, pipes and other rainwater details. Detailing affects the appearance of a building or space and how it is experienced. It also affects how well it weathers and lasts over time. More and large windows; blending well with the established period architecture
Brick House, Birmingham
Brick House, Port Loop, Birmingham by Glenn Howells for Urban Splash The 43-acre site of the Port Loop masterplan is circled by historic canals –
