mhs homes Design Guide Quality of life at the heart of what we do
Mar 22, 2016
mhs homes Design GuideQuality of life at the heart of what we do
As part of the majorgrowth and developmentthat is currently underwayand planned for Medway,mhs homes is committedto ensuring a highdesign and qualitystandard across ournew developments.
We put our customersand their quality of lifeat the heart of all thatwe do, creating vibrantneighbourhoods wherepeople 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 housingprovider in Medway, transforming thelives of the people living in the homesand communities we serve”
“Our Vision:
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mhs homes wasestablished in 1990following a large scalevoluntary stock transferfrom what was thenknown as RochesterUpon Medway CityCouncil, now MedwayCouncil. mhs homes ispart of the mhs homesgroup which alsocomprises of mhscommercial, mhscommunity charity andHeart of Medway HousingAssociation.
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.
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.
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.
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 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outdated pre-fabricated bungalow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.
We are not averse to ‘problem sites’
and have experience in dealing with
and overcoming issues that can arise.
Introduction
The flat is lovely and a perfect size, plus I’ve gotfantastic views overlooking the River Medway. I’vealways lived in Medway and my family live closeby so this scheme is ideal” Angela Pethig, resident.“
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Vision
To be the leading affordable housing
provider in Medway, transforming the lives
of the people living in the homes and
communities we serve.
Objectives
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;
To value and develop people and be
the employer of choice;
To deliver service excellence;
To generate profits through our
commercial activities to invest in
social projects;
To build strong and successful social
business that recognises the impact we
have on the environment and economy
in Medway.
Values
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.
Medway’s Rich Heritage
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.
Purpose of this Design Guide
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.
The house is so perfect I felt at home as soon as Iwalked in. It’s built to hold in heat, so the rooms arealways warm and cosy. It’s environmentally friendlytoo with many extras included – we’ve got solar panelsthat heat our water; water butts that collect ourrainwater; a compost container each, plus our ownindividual bin sheds.
“ They have thought of absolutely everything, we’veeven got a bird house on the side of each propertyand a bird table in the garden and then to top thelot, we’ve got a lovely view out over the open field”Susan Warnett, resident
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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 SizeAt 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.
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 LayoutThe 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.
Design and Quality Standards
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Prefered min. (MedwayHousing Design StandardsConsultation only) (m2)
HCAminimum(m2)
DwellingSize: Flats
2b3p
2b4p
57
67
61
70
Houses(2 storey)
2b4p
3b6p
4b6p
77
82
95
83
96
107
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Internal Environment
Managing Noise TransferAt 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 ProspectGood 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.
Design and Quality Standards
“The house is bright and airy and feels spacious, and the kitchen is really lovely. Wehave got a big window on the stairs which is a really nice feature, and two toiletswhich 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, asmart shed and you can see that they have really thought about things because eachshed has a bicycle loop for secure storage of a bike. We absolutely love our new home”Michael & Alison Hope, residents
Internal Environment
Provision of ServicesThe 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.
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 DwellingAccessibility 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.
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Design and Quality Standards
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External Environment
LocationLocation 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.
AmenitiesThe 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 LeisureCommunal 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 LiabilitiesNoise 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 DistancesIt 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.
Design and Quality Standards
External Environment
Visual ImpactAs 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’.
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.
LayoutThe 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 GenerallyLandscaping 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.
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Design and Quality Standards
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External Environment
Public Open SpaceThe 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 SecuritySite 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 Playmhs 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 AreasShared 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.
Design and Quality Standards
External Environment
Private Open SpacePrivate 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.
Cycle StorageAll 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 ParkingProvision 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.
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Design and Quality Standards
The house is so perfect,I felt at home as soonas I walked in”Susan Warnett, resident
“
11mhs homes Design Guide
External Environment
Refuse and RecyclingDesigners should consider:
The anticipated volume of refuse
and recycling;
Convenience for residents;
Access for refuse collectors
and vehicles;
Fire risk;
Health and hygiene;
Appearance.
Any storage areas should be of a
hard impervious surface, which can
be washed down, and any common
enclosures should be secure and lit.
Requirements for refuse and recycling
are available in the guidance document
Waste and Recycling Requirements for
New Residential Developments in
Medway.
Routes and MovementRoutes 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 DwellingThe 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.
Design and Quality Standards
Sustainabilitymhs 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.
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 DurabilityThe 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.
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Design and Quality Standards
1. Building Regulations
2. HCA Design and Quality Standards
Web Page /
HCA Design and Quality Standards
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
6. CABE: Building for Life Web Page
7. Secured by Design Web Page
8. Lifetime Homes Web Page
8a. 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.
13mhs homes Design Guide
References Acknowledgements
Broadside, Leviathan Way, Chatham Maritime, Chatham, Kent ME4 4LLTel: 01634 354 000 Email: [email protected] www.mhshomes.co.uk
Registered name: mhs homes limited Registered office: Broadside, Leviathan Way, Chatham, Kent, ME4 4LLRegistered under: Industrial & Provident Societies Act 1965 (No. 26688R) Place of Registration: England