Documenti di Didattica
Documenti di Professioni
Documenti di Cultura
Department of Environment,
Heritage and Local Government
February 2008
Prepared by:
Llewellyn Davies Yeang | Planning and Urban Design
O’Mahony Pike | Architects and Urban Designers
MacCabe Durney | Town Planners and Urban Designers
Design for Homes | Residential Research Consultant
Zero G | Concept Graphic Design
201 2
CONTENT
3
Contents
Introduction
INTRODUCTION
The Criteria:
1: Context:
NEIGHBOURHOOD
How does the development respond to its surroundings?
2: Connections:
How well connected is the new neighbourhood?
3: Inclusivity:
How easily can people use and access the development?
4: Variety:
How does the development promote a good mix of activities?
5: Efficiency:
How does the development make appropriate use of resources, including land?
6: Distinctiveness:
How do the proposals create a sense of place?
SITE
7: Layout:
How does the proposal create people friendly streets and spaces?
8: Public Realm:
How safe, secure and enjoyable are the public areas?
9: Adaptability:
How will the buildings cope with change?
10: Privacy and Amenity:
HOME
How does the scheme provide a decent standard of amenity?
11: Parking:
How will the parking be secure and attractive?
12: Detailed Design:
How well thought through is the building and landscape design?
Appendix
APPENDIX
Case Studies
Glossary + Bibliography
Image and design credits
401 4
5
FOREWORD
I warmly welcome this Urban Design Manual which is to be used as a companion reference on
best practice for the implementation of the Guidelines for Planning Authorities on Sustainable
Residential Development in Urban Areas. The draft Guidelines fit with and cross-reference this
Urban Design Manual in such a way that the user can easily visualise the desired outcomes and
study potential solutions based on best practice experiences here in Ireland and across Europe.
The adage that “a picture paints a thousand words” is borne out by this Manual as it clearly illus-
trates the twelve criteria for sustainable residential development in both new locations and
within existing urban areas set out in the draft Guidelines. The many illustrations, photographs
and diagrams presented in this manual cover the broad range and scales of developments and
clearly demonstrate that, through early pre-planning consultations between the key parties, good
planning and architectural design and efficient use of space, more compact and higher density
at appropriate locations can enhance and enrich an existing urban area and can provide a user-
friendly and sustainable environment for its residents.
This is the first time in Ireland that we have produced an complementary Urban Design Manual
to illustrate planning guidelines and I am confident that it will be of huge benefit to planners,
developers, architects, academics and indeed the general public who have a great interest in the
development of their cities, towns and neighbourhoods.
he Guidelines are currently issued in draft form for public consultation, with comments and
submissions to be returned within a 12 week period. While this Manual is not itself the subject
of public consultation, it will in due course be amended as necessary to reflect the finalised
Guidelines.
I commend O’Mahony Pike Architects in association with Llewelyn Davies Yeang who produced
this Manual on behalf of the Department and I would like to thank the expert Steering Group,
chaired by my Department, which steered the development of the best practice manual in tandem
with the draft Guidelines.
INTRODUCTION
This Guide provides best practice advice on the prac- The Planning and Development Act (2000) placed
tical implementation of the policies contained in the sustainable development at the heart of the statu-
guidelines. Using both real and illustrative examples, tory planning system for the first time. This means
it focuses on creating well-designed sustainable we must now all work hard to ensure that the
neighbourhoods that will stand the test of time. The communities we create are truly sustainable. The
Guide will focus on the issues presented in housing Planning and Development Act 2000 has been
schemes in the 30-50 units per hectare density range closely followed by a number of policy statements
but will also address some of the specific issues and strategies that all point to the need to make the
generated by higher and lower density schemes in neighbourhoods we create more sustainable.
urban areas.
Key amongst these are the Department’s Guidelines
As well as showcasing best practice, this Guide that this Guide accompanies. The guidelines estab-
addresses the practical aspects of creating successful lish the core policy that is expanded upon in this
neighbourhoods. As many schemes fail because Guide but are also broader in scope and address stra-
of structural or strategic problems as on matters tegic issues that are not appropriate to this Guide.
of layout or detailed design. A successful scheme As will be shown in more detail below, the format of
requires the right decisions to be taken at the right this document is designed to allow easy cross-refer-
time. ence between the Guidelines and this Guide.
7
INTRODUCTION
This 2004 report sought to address the provision The Department’s Guidelines establish a series
of social housing and the quality of neighbour- of high-level aims for successful and sustainable
hoods being constructed in Ireland’s villages, residential development in urban areas:
towns and cities. The report identified the • Deliver a quality of life which residents and
characteristics of a sustainable neighbourhood; visitors are entitled to expect, in terms of
following: amenity, safety and convenience
• The centre: each neighbourhood has a clear • Provide a good range of community and
centre focused on common activities such as support facilities, where and when they are
commerce, culture and public governance; needed
• The five-minute walk: residences are rarely • Present an attractive, well-maintained
more than five minutes walk from the ordinary appearance, with a distinct sense of place
means of daily life;
• Are easy to access and to find one’s way
• The street network: the street pattern takes the around
form of a continuous web or grid;
• Facilitate walking, cycling and public trans-
• High amenity green spaces; port, and minimise the need to use cars
• Mixed use, including residential, commercial • Promote the efficient use of land and of
and other activities; and energy, and minimise greenhouse gas emis-
• Narrow versatile streets. sions
• Promote social integration, and provide
accommodation for a diverse range of
household types and age groups, and
• Enhance and protect the built and natural
heritage.
INTRODUCTION
This Guide seeks to introduce the core principles of The core aim of the Guide is to provide developers,
urban design and sustainability insofar as they relate designers and planners with the information and
to residential development. support they need to improve the design quality
These principles have in turn been informed by the and sustainability of the development schemes with
qualities of successful places – places that people which they are involved.
time and again choose to make their homes.
The Guide therefore seeks to fulfil a number of
different roles. It will need to be useful when devel-
opers are selecting a site and briefing their design
Introduction to 12 Questions team; in helping to frame design statements and
planning applications; and in helping planning
This Guide is based around 12 Questions that have authorities to assess the quality of submitted plan-
been drawn up to encapsulate the range of design ning applications.
considerations for residential development. They are,
in essence, a distillation of current policy and guid- The central part of this Guide is structured around
ance and tried and tested principles of good urban the 12 Questions discussed above. The 12 Questions
design. are divided into three sections – Neighbourhood,
Housing Site and Home and each of these sections is
The figure to the right shows how the 12 Questions preceded with a short introductory chapter that sets
have been sequenced in a logical order – much like out the key considerations at each spatial scale.
the hours on the face of a clock. The sequence of the
questions reflects the prioritisation and processes Each of the Questions are illustrated with examples
adopted by good designers – not moving onto of best practice from Ireland and further afield.
matters of detail until the important structural deci- These practical examples will demonstrate how
sions have been taken. Even though it may often be good designers have responded to the particular
tempting to start thinking about the architectural challenges of each Question in a variety of relevant
details before fundamental questions of density, contexts.
layout and connections, it is more important to get
these strategic elements right. Amongst the 12 Questions, certain issues have been
identified (in ‘Potential Conflict’ boxes) where it may
The 12 Questions are sub-divided into three groups: necessary to find a balance between potentially
Neighbourhood/Site/Home, reflecting the sequence conflicting design objectives. This does not mean
of spatial scales and order of priorities that is that they require an either/or solution or that poor
followed in a good design process. quality compromises are necessary. It does mean
that the issues will have to be considered carefully
The Questions have also been designed to permit when balancing the options for a successful design
their application across a wide variety of types of solution.
proposals and locations. So, whilst they include
questions relating to issues across the three scales After the 12 Questions, the In Practice section shows
– they are by no means applicable only to develop- how the Questions can be applied through a model
ments that include a neighbourhood, site and home design and planning process.
element.
The appendices at the end of the guide include a
The 12 Questions aim to be memorable and easy detailed glossary, further reading and links to infor-
to understand by all participants in the planning mative websites.
and development process – no matter what level of
design training or understanding they have.
9
INTRODUCTION
Detailed Design
Pa
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Pri
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11 12 1
10 2
Adaptability 9 3 Inclusivity
8 4
7 6 5
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Distinctiveness
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10
01 10
INTRODUCTION
1: Context: 2: Connections:
How does the development respond How well connected is the new
neighbourhood?
NEIGHBOURHOOD
to its surroundings?
• The development seems to have evolved naturally as part of • There are attractive routes in and out for pedestrians and
its surroundings cyclists
• Appropriate increases in density respect the form of • The development is located in or close to a mixed-use centre
buildings and landscape around the site’s edges and the
amenity enjoyed by neighbouring users • The development’s layout makes it easy for a bus to serve the
scheme
• Form, architecture and landscaping have been informed by
the development’s place and time • The layout links to existing movement routes and the places
• The development positively contributes to the character and people will want to get to
identity of the neighbourhood • Appropriate density, dependent on location, helps support
• Appropriate responses are made to the nature of specific efficient public transport
boundary conditions
5: Efficiency: 6: Distinctiveness:
How does the development make appropriate How do the proposals create
use of resources, including land? a sense of place?
• The proposal looks at the potential of higher density, taking • The place has recognisable features so that people can
into account appropriate accessibility by public transport describe where they live and form an emotional attachment
and the objectives of good design to the place
SITE
• Landscaped areas are designed to provide amenity and • The scheme is a positive addition to the identity of the
biodiversity, protect buildings and spaces from the elements locality
and incorporate sustainable urban drainage systems • The layout makes the most of the opportunities presented by
• Buildings, gardens and public spaces are laid out to exploit existing buildings, landform and ecological features to create
the best solar orientation a memorable layout
• The scheme brings a redundant building or derelict site back • The proposal successfully exploits views into and out of the
into productive use site
• Appropriate recycling facilities are provided • There is a discernable focal point to the scheme, or the
proposals reinforce the role of an existing centre
INTRODUCTION
3: Inclusivity: 4: Variety:
How easily can people use and How does the development promote
access the development? a good mix of activities?
• New homes meet the aspirations of a range of people and • Activities generated by the development contribute to the
households quality of life in its locality
• Design and layout enable easy access by all • Uses that attract the most people are in the most accessible
places
• There is a range of public, communal and/or private amenity
spaces and facilities for children of different ages, parents • Neighbouring uses and activities are compatible with each
and the elderly other
• Areas defined as public open space that has been either • Housing types and tenure add to the choice available in the
taken in charge or privately managed will be clearly defined, area
accessible and open to all. • Opportunities have been taken to provide shops, facilities
• New buildings present a positive aspect to passers by and services that complement those already available in the
avoiding unnecessary physical and visual barriers neighbourhood
NEIGHBOURHOOD
NEIGHBOURHOOD
When asked why they choose to live in a particular location,
most people will usually say ‘the area’. People want to live in
places where there is a good range of amenities and facili-
ties located within easy reach – such as high quality land-
scapes and open space, retail and leisure opportunities, good
schools and childcare facilities, and good transport links to
places that they need to get to. All of these things – and more
– constitute a good neighbourhood, the fundamental build-
ing block of a sustainable community.
Context:
1 How does the development
respond to its surroundings?
POSITIVE INDICATORS
• The development seems to have evolved naturally as
part of its surroundings
• Appropriate increases in density respect the form of
buildings and landscape around the site’s edges and the
amenity enjoyed by neighbouring users
• Form, architecture and landscaping have been informed
by the development’s place and time
• The development positively contributes to the character
and identity of the neighbourhood
• Appropriate responses are made to the nature of
RELATED DEHLG POLICY *
specific boundary conditions
NEIGHBOURHOOD
Social
Housing
One way to deal with the surprise of the new is
to show graceful links between the past and the
present, whether landscape or built environment.
Some developments exploit topography to do this,
others integrate the layout of the new with the Saint Anne’s
Shandon
existing.
1 Context:
How does the development
respond to its surroundings?
Appropriate increases in density respect should connect gracefully and if the massing is more
the form of buildings and landscape around intense, show respect for the existing by graduating
the change in steps.
the site’s edges and the amenity enjoyed by
neighbouring users
At the same time the overall form, scale and massing
In many cases new development will be more of the scheme should respond to the existing char-
intensive than that which it adjoins. The benefits acter of the surrounding buildings and or landscape.
associated with increasing densities are discussed Rather than replicating existing scale, opportunities
under Question 5. presented by landform or adjacent urban develop-
ment forms should be exploited to create more
Any departure in massing should be informed by intensive development patterns.
a consideration of how the amenity of others will
be affected, especially views, privacy and rights of
light. Where there are existing buildings, newer ones
Existing
Proposed
This site section across the boundary of a new development shows how
ove
topography is utilised to achieve an increase in building height without
taller buildings set r-sh significantly impacting on existing buildings. Overshadowing is avoided
back from the boundary ado
win
ga
voi
and privacy is protected.
ded
existing housing
proposed development
17
Form, architecture and landscaping have Existing patterns of development in the surrounding
been informed by the development’s place area should be assessed for their potential positive
influence on the site.
and time
Proposals should learn from the lessons of the past Other innovative solutions, once considerate of
in terms of form, layout, and even orientation. But context, can offer variety to the existing built form.
they should be interpreted in a way that clearly
defines the development as being built in the early The use of local materials should be encouraged
21st Century, and makes use of the latest building where there is a proud tradition, making a link
technologies. Many historical forms of develop- between Ireland’s landscape and its rich diversity of
ment are inherently sustainable, as they have built form
NEIGHBOURHOOD
evolved, organically, to the need to shelter from the
elements.
1 Context:
How does the development
respond to its surroundings?
This scheme provides a new amenity space which enhances the civic qualities of the town Killorglin, Co.
Kerry, in which it is situated by setting buildings back to provide a new, contemporary civic space.
19
NEIGHBOURHOOD
as may be appropriate
School Site
The boundaries of many residential sites will already be defined by existing hedgerows. These are not only important
habitats for wildlife but are also a part of the historic fabric and identity of the site. The example above utilises the
existing hedgerow as a boundary, retaining its character, amenity and ecological value.
20
01 20
Connections:
2 How well connected is the
new neighbourhood?
POSITIVE INDICATORS
• There are attractive routes in and out for pedestrians
and cyclists
• The development is located in or close to a mixed-use
centre
• The development’s layout makes it easy for a bus to
serve the scheme
• The layout links to existing movement routes and the
places people will want to get to
• Appropriate density, dependent on location, helps
support efficient public transport
Integrated vehicular,
pedestrian and cycle route
There are attractive routes in and out for Balancing potential conflict:
pedestrians and cyclists Pedestrian connections and security
It is sometimes perceived that the urban design
Care needs to be taken with the quality of the links, objective of making well-connected, highly
permeable places conflicts with the objectives of
especially those used by non-motorised forms of security and safety.
transport.
One view is that pedestrian connections replicate the
grain of traditional, tried-and-tested cities and towns
Walking and cycling are inherently sustainable and that poorly connected developments create
‘gated’ enclaves and contribute to social exclusion.
modes of transport and the design, layout and There is a contrary view that pedestrian connections
implementation of the scheme should encourage encourage antisocial behaviour, providing
opportunities for loitering, places for muggers to hide,
both. Such an approach will not only reduce emis- escape routes for criminals or access for burglars.
NEIGHBOURHOOD
sions that contribute towards climate changes but
Alleys which are not overlooked, or otherwise
the encouragement of an active lifestyle will bring passively supervised, do provide opportunities for
wider health benefits to residents. criminal or anti-social activities. However, pedestrian
connections should not be avoided purely for reasons
of crime prevention. If they are well designed and
Proposals should therefore prioritise the pedestrian managed they should not in themselves encourage
crime, but safety and crime prevention must be
and cyclist in the layout and design of the public properly considered when designing these places:
realm. Questions 3, 7 and 8 below address how this · If connections are under-used they may become
is done in more detail unsafe. Will there be sufficient activity to justify a
connection?
· They should be overlooked by active
accommodation to give passive supervision. They
should not be flanked by inactive frontages, e.g.
back garden walls, which might encourage graffiti,
vandalism or other crime. Passing vehicle traffic will
also provide some passive supervision.
· There should be good visibility from other areas
to minimise opportunities for hiding. For example,
wider spaces, such as pocket parks, may be
preferable to alley-ways.
· Connections should be sized so that emergency
service vehicles (e.g. Garda vehicles) can pass
through them as necessary.
Notional radii of
Pedestrian route 5 minute and 10 minute · Providing mixed uses will also promote safety by
along open spaces walking distance encouraging street activity at different times of day.
2 Connections:
How well connected is the
new neighbourhood?
The development is located in or close to Since cars are responsible for a large proportion
a mixed-use centre of the national carbon outputs and consume valu-
able resources, the most sustainable location for
How far people are willing to travel depends to a new housing development is in or near to existing
large extent on how convenient and easy it is for centres. By siting new homes in existing cities, towns
them to do so. Access to facilities should be provided or large villages, such developments can support a
in an inclusive way by providing links that are reduction in travel demand since everyday facilities
capable of being used by everyone – including those – and in many cases places of work – are located
with limited mobility. within easy walking or cycling distance from the
home.
People will need access to different things at
different stages of their lives and so the most
successful neighbourhoods provide good access
links to a good range of different facilities and
amenities that enable people to stay in the neigh-
bourhood for their whole lives.
The development’s layout makes it easy In areas of planned growth which are not currently
for a bus to serve the scheme served by a regular bus service, designers should
explore the potential for designing a scheme to
On larger schemes, it may be appropriate for an facilitate the routing of a bus service through the
existing bus route to be re-routed into the develop- development in the future.
ment. Doing within this means that all homes on the
development will be located within a reasonable
walking distance of a bus stop, ensuring a good level
of take up. It will also mean that the new develop-
ment will be well integrated into the existing settle-
ment and will be seen as a natural extension of the
NEIGHBOURHOOD
settlement.
Train
station
Cemetery
Golf Course
Main
acce
ss ro
a
2 Connections:
How well connected is the
new neighbourhood?
The layout links to existing movement When designing a new neighbourhood – or consid-
routes and the places people will want to get ering an insertion into an existing area, the core
objective should be the provision of high quality,
to
direct, safe and secure routes that connect with
Planning authorities should consider what steps they existing movement networks and follow key desire
can take to enable connections with existing devel- lines
opments and networks around the site, with the aim
of better integrating new developments. Existing Vehicular Route
Proposed Vehicular Route
Proposed Access Links
Proposed Pedestrian Links
Building on the assessment of the desire lines carried
out for Question 1, designers and developers should
also identify key movement routes through the site
and how through routes can be incorporated into a
scheme in a way that does not result in unnecessary
disturbance or nuisance to the residents of both the
new scheme and adjoining developments – both
existing and proposed. Both should work to ensure
that these connections are made in a way that will
not result in calls for them to be stopped up in the
future.
Kishoge
Station
Fonthill Road
Station
Kishoge
Station
Fonthill Road
Station
Clonburris
Park Grand Canal Park Canal
Basin
Appropriate density, dependent on loca- One of the main arguments in favour of higher
tion, helps support efficient public transport density residential development is their ability
to support more sustainable transport modes.
Prioritising use of public transport over private cars Additionally, higher density developments can help
is a primary departmental objective. The sequential to create more compact settlement patterns that
approach to the development of zoned lands set help to support walking and cycling.
out in the Draft Guidelines gives preference to lands Interchanges between modes are important in
closest to the core and public transport routes. In ensuring good take up of public transport. These
order for a public transport system to operate effec- facilities should be of a high design quality and
tively, it will need to serve routes with an adequate robustly constructed to stand the test of time and
carrying capacity of passengers. Low density districts withstand vandalism. Cycle storage facilities at inter-
NEIGHBOURHOOD
often find it difficult to support a good public trans- changes are also a good way of encouraging high
port system. take up of sustainable modes of transport.
Urban Park
Urban Square
Train
Station
This scheme places higher density housing, together with a mix of other
uses, adjacent to an existing train station. The space beside the station
becomes a civic focus, incorporating a square and a park & ride facility.
Inclusivity:
3 How easily can people use and
access the development?
POSITIVE INDICATORS
• New homes meet the aspirations of a range of people
and households
• Design and layout enable easy access by all
• There is a range of public, communal and/or private
amenity spaces and facilities for children of different
ages, parents and the elderly
• Areas defined as public open space that has been either
taken in charge or privately managed will be clearly
defined, accessible and open to all.
• New buildings present a positive aspect to passers by
avoiding unnecessary physical and visual barriers
RELATED DEHLG POLICY *
NEIGHBOURHOOD
On larger developments, the overall mix should Sheltered Housing
be selected to create a mixed neighbourhood that
can support a variety of people through all stages
of their lives. On smaller infill developments, the
mix of housing should ensure that, taken with the
existing homes, the overall mix in the neighbour- New 2 + 3 bed
hood is conducive to maintaining a healthy balanced terraced houses
community.
Village Centre
higher density
apartments
around public
park
duplex
units cater
for smaller
occupancy
back to back
terraced
housing
LUAS
Inclusivity:
3 How easily can people use and
access the development?
Potential to form
bathroom on
ground floor
Circulation spaces
and habitable rooms
accommodate turning
circles for wheelchairs
Accessible
entrance
(1) See Building Regulations, Technical Guidance Document M. Further examples of best practice include the UK ‘Lifetime Homes’ guidance.
29
NEIGHBOURHOOD
1 3
This objective can be achieved by providing such
areas in well trafficked, central areas of the neigh-
bourhood rather than trying to hide them.
One of the key aims for the development should be
the bringing together of different groups on neutral 4
territory where they can all intermingle safely and 2
securely.
A fully public space with seating area directly off a street in Hammarby
Sjöstad, Stockholm. A semi-private space is visible behind, with fully pri-
vate spaces beyond that.
30
01 30
3 Inclusivity:
How easily can people use and
access the development?
Areas defined as public open space that Additionally, all opportunities must be taken to
has been either taken in charge or privately reinforce public access to the development through
the design of the development. This builds on the
managed will be clearly defined, accessible
previous two questions and means that the develop-
and open to all.
ment should sit well in its surrounding area – rather
The positive aspects of new development should be than being seen as being apart – and the develop-
emphasised in the layout and design of the scheme ment shall be well connected and movement routes
and there should be no barriers to the amenities integrated.
associated with the development being used by all.
The layout and design of the development should
therefore provide a clear distinction between public,
communal and private areas. By doing this those
visiting or passing through the development are
made to feel welcome in the public areas of the site,
but prevented from entering communal or private
areas. Perimeter blocks are a well tested and popular
way of ensuring a good distinction between public
and private or communal open space.
communal
private space
within block
play area
public open
space
public street
The plan above shows amenity spaces arranged in a
hierarchy of public to private spaces. The main green in
the centre is fully public, set off a public road; a communal
courtyard provides shared private space to apartments
while fully private gardens are provided to houses.
NEIGHBOURHOOD
neighbourhoods. There have been many recent
instances of new housing developments being
gated to prevent public access to within. These are
widely seen as beiing detrimental to the creation of Attractive routes through schemes,
long-term sustainable communities. As well as the as above, promote public access and
more recent phenomenon of physical barriers, new amenity.
housing estates have for some time now attempted
to create their own prestigious context by employing
a number of devices which put up psychological
barriers between new and old.
The edge of this scheme has been set out in a way which presents an open frontage. Houses face towards the road,
including using special corner units which avoid blank gables. Open spaces allow long view-lines into the site, while
the well over-looked spaces help give a sense of neighbourhood identity.
32
01 32
Variety:
4 How does the development
promote a good mix of activities?
POSITIVE INDICATORS
• Activities generated by the development contribute to
the quality of life in its locality
• Uses that attract the most people are in the most acces-
sible places
• Neighbouring uses and activities are compatible with
each other
• Housing types and tenure add to the choice available in
the area
RELATED DEHLG POLICY *
• Opportunities have been taken to provide shops,
facilities and services that complement those already
It is vital that the planning system available in the neighbourhood
facilitates the timely provision of
new school buildings, develop-
ment generates an increased
demand The most successful - and sustainable - communities
are the ones that contain a good variety of things to
do, see and enjoy. For larger scale developments, this
Planning applications for 200+ means providing a good mix of uses, housing, facili-
dwellings should be accompa-
nied by a report identifying the ties and amenities that help to engender a successful
demand for school places to be community. For smaller infill developments, it means
generated.
ensuring that the proposed uses and housing types
complement those that already exist so that a balance
Infill development sites may be is struck.
on small gap infill, unused or
derelict land, backland areas,
larger residual sites or sites
assembled from multiple owners.
A balance has to be struck
between protection of amenities,
privacy and established character,
and the need to provide residen-
tial infill
NEIGHBOURHOOD
nuisance to residents.
Change in window
responds to the different
conditions in section
Planting to street
for privacy
3.6m
floor-
to-floor
height
Front doors
to street
In order to build a sense of community this carbon neutral
Front doors
to street scheme includes live/work units, allowing residents to
develop businesses where they live. The scheme also
facilitates varied uses and includes a medical centre and
This apartment scheme includes adaptable residential cafe.
units at ground floor opening directly to the street. This
own-door access together with extra floor-to-ceiling
height provides for potential adaptation to retail or office
use in the future.
34
01 34
4 Variety:
How does the development
promote a good mix of activities?
SCHOOL
NEIGHBOURHOOD
kitchens near to opening windows or providing high · Noise. Where noisy uses are to be placed close
levels of sound insulation in nearby residential units. to residential, e.g. cafes, management controls
may be specified at planning stage to mitigate
problems e.g. restrictions on retail deliveries
at night in residential blocks. Levels of sound
Additionally, thought should be given to how insulation in excess of the minimum standards may
commercial uses are placed in relation to each other also be specified for dwellings.
to help create a vibrant neighbourhood centre. · Nuisance. Designs of mixed use blocks should
ensure that the by-products of commercial uses
are properly considered. For example, commercial
extract vents should discharge away from opening
windows and preferably at high level. They should
be easily accessible for maintenance and should
not be unsightly.
· Tenure. Where different uses are proposed in the
same block, commercial viability and leasing
arrangements should be studied. For example, a
residential use above retail should be sufficiently
independent in terms of access cores and outdoor
space that it does not restrict the redevelopment
or conversion of commercial units over time.
· Parking. Retail uses will require provision of
enough parking spaces to avoid informal
parking which may be a nuisance to residents.
Management measures (e.g. time limits) may be
set out at planning stage to discourage commuter
parking. Synergies between different uses may be
possible e.g. office users may have spaces during
the day which could be shared with a hotel use
during the night.
Main Street
Residential
Residential Street
Residential
Garden
CRECHE Commercial
Commercial
Retail
Public
Park IMAGE
Creche play area adjacent to
residential and enclosed by
non-residential uses.
Parking
In this example from Charlottehaven in Copenhagen, This mixed use proposal places apartments at second floor
apartment buildings form a courtyard which above an active street of shops and cafes. A first floor of
accommodates a creche, creating a protected outdoor offices provides a ‘buffer’ to the noisier restaurant uses. A
space for this private use. set back at second floor gives further privacy.
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4 Variety:
How does the development
promote a good mix of activities?
Housing types and tenure add to the A neighbourhood with a good mix of unit types
choice available in the area will feature both flats and houses of varying sizes.
Both tenure mix and housing types should be
A successful neighbourhood will be one that houses underpinned by a good understanding of both the
a wide range of people from differing social and existing social mix in the neighbourhood and the
income groups. In this way people are able to live in saleability of different types of housing provided.
the same neighbourhood through all stages of their
life, should they so choose.
The canal-side apartment scheme above at Abbott’s Wharf, As part of the regeneration of Ballymun in Dublin, new
London, is an example of a ‘tenure-blind’ development. apartment buildings have been integrated with existing
It is not possible to distinguish between blocks housing houses, to provide a variety of sizes and complement the
private or affordable dwellings from their external existing residential stock.
appearance.
37
NEIGHBOURHOOD
required to support the new development and how
these will be provided
School
Mixed use
Proposed housing
Lands under development
School site
This development provides connections to existing uses in a village through streets and parks. It also
supports existing facilities with new activities missing from the area e.g. a village park and a creche.
38
01 38
39
HOUSING SITE
SITE
Site design will need to consider how to manipulate the
layout, public realm and intensity of development to create
compact, strong, distinctive and successful communities.
Design considerations at this scale will build on decisions
taken at the neighbourhood level and address the orientation
and alignment of streets, blocks and spaces, public safety
and security, landform and landscape design, the distinction
between public and private space and development densi-
ties.
Efficiency:
5 How does the development make appropriate
use of resources, including land?
POSITIVE INDICATORS
• The proposal looks at the potential of higher density,
taking into account appropriate accessibility by public
transport and the objectives of good design
• Landscaped areas are designed to provide amenity
RELATED DEHLG POLICY *
and biodiversity, protect buildings and spaces from the
elements and incorporate sustainable urban drainage
systems
Urban land is a scarce resource • Buildings, gardens and public spaces are laid out to
and should be used as efficiently
as possible exploit the best solar orientation
• The scheme brings a redundant building or derelict site
Residential areas may include back into productive use
dwellings, parking areas, shops,
schools and other community • Appropriate recycling facilities are provided
facilities. In areas with potential
flood risk, the least vulnerable
uses should be located in the High-level Government policy in the shape of the
highest risk areas
NSS and the Climate Change Strategy establishes the
importance of reducing the energy requirements and
If possible, south-facing greenhouse gas emissions associated with residential
elevations should not be
overshadowed by buildings or development.
planting. Taller buildings or trees,
car parking and garages should There are two main strands to designing places for
be located to the north of the
site Passive solar design of new
climate change – mitigation and adaptation. This
housing schemes reduces energy Question seeks to cover mitigation, which addresses
demand and thus CO2 emissions how places can be designed to reduce the impact of
by taking maximum advantage of
available sunlight development on climate change.
Increasing densities near to public transport hubs Adamstown, west Dublin. Higher density development is
planned closer to public transport.
can significantly reduce reliance on the car and at
the same time reduce demand for lower density
developments that are less efficient in their use of
land.
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Achieving efficiencies in land use should be consid-
ered in tandem with the objective of creating well-
designed neighbourhoods that are pleasant to live
in. Good urban design, whilst increasing densities,
should also provide good quality, liveable homes.
5 Efficiency:
How does the development make appropriate
use of resources, including land?
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of solar gain, areas of open space should also be Where design standards are to be used (such as
sited to take advantage of sunlight, communal or the UK document Site Layout Planning for Daylight
district CHP and renewable power generation. and Sunlight, published by the BRE), it should be
acknowledged that for higher density proposals in
urban areas it may not be possible to achieve the
specified criteria, and standards may need to be
adjusted locally to recognise the need for appro-
priate heights or street widths.
‘BedZed’ residential scheme, London. The site layout is planned to optimise orientation for solar
gain.
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01 44
Efficiency:
5 How does the development make appropriate
use of resources, including land?
Existing site
Appropriate recycling facilities are Examples of strategies for storing recycling and waste in
higher density housing schemes:
provided
terraced town-
houses
locked
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passageway
Access provided to rear gardens via private passageways
through the terrace at ground level.
terraced townhouses
locked, private lane
rear gardens
access
drainage to slab
provided
Distinctiveness:
6 How do the proposals create
a sense of place?
POSITIVE INDICATORS
• The place has recognisable features so that people can
describe where they live and form an emotional attach-
ment to the place
• The scheme is a positive addition to the identity of the
locality
• The layout makes the most of the opportunities
presented by existing buildings, landform and ecolog-
ical features to create a memorable layout
• The proposal successfully exploits views into and out of
the site
• There is a discernable focal point to the scheme, or the
proposals reinforce the role of an existing centre
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community centre and even bars and restaurants.
Additionally, interesting urban design and architec-
ture will also have a role in helping an area to form a
strong identity.
Crescent
Crescentform
form
Crescent form
This scheme successfully uses a combination of interesting urban design and striking architectural forms to create a
memorable place at Balgaddy in suburban Dublin. The crescent plan stands out from the surrounding streets while well-
executed, colourful detailing builds on this to create a memorable place.
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6 Distinctiveness:
How do the proposals create
a sense of place?
The scheme is a positive addition to the It should be recognised however, that there will be
identity of the locality many areas that do not currently have a positive
identity and in such situations it may be appropriate
All new development should aim to improve upon to create a new sense of place through high quality
and enhance the area in which it sits. So as well as architecture, landscaping, urban design and the
having a distinct identity in themselves, schemes arrangement of uses throughout the site.
should make a positive contribution to the wider
identity of the local area. New developments which create or enhance a
strong sense of place tend to have evolved through
This means that while developments should respond a rigorous design process which included good
to local character and identity, they should not community involvement – learning from and incor-
unthinkingly copy surrounding development forms porating local knowledge, experience and culture.
and detail. Instead, developments can add to iden- There is also a role for the study of historical devel-
tity through initiatives such as the sensitive re-use of opment patterns and forms but designers should
existing buildings and landscape features, creatively not forget that the objective is to move forward
utilising forms and materials which are common to – not back.
the local area, reinforcing local culture through both
detailed design and careful mix of uses.
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will often result in a high quality creative response
to layout design. Additionally, since no two sites will
contain the same existing features, then their incor-
poration into the final scheme will ensure that the
development is in itself distinctive and memorable
This proposal for a site overlooking the sea at Dalkey, Co. Dublin, exploits a difficult
topography to create a memorable pedestrian space, taking advantage of panoramic views
through the development.
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01 50
6 Distinctiveness:
How do the proposals create
a sense of place?
ax
is
will help to ensure that the benefits of new develop-
ment in terms of providing a new positive identity
and sense of place are spread out into existing areas.
Creating views out of the site will also help to give
the new development a strong sense of local iden-
tity and place.
Castle
These visual connections can be created through
the use of axial movement routes that bisect the site,
through leaving strategic ‘gaps’ in the urban form, or
through the varying of building heights and exploi-
tation of topography – for example creating public
green open space on high ground.
Castle
CASTLE
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Layout:
7 How does the proposal create people friendly
streets and spaces?
POSITIVE INDICATORS
• Layout aligns routes with desire lines to create a perme-
able interconnected series of routes that are easy and
logical to navigate around.
• The layout focuses activity on the streets by creating
active frontages with front doors directly serving the
street
• The streets are designed as places instead of roads for
cars, helping to create a hierarchy of space with less
busy routes having surfaces shared by pedestrians,
cyclists and drivers
• Traffic speeds are controlled by design and layout rather
RELATED DEHLG POLICY * than by speed humps
• Block layout places some public spaces in front of
Good pedestrian and cycle building lines as squares or greens, and some semi
facilities within residential areas private space to the back as communal courts
facilitate higher levels of physical
activity
Layout aligns routes with desire lines to Whether a scheme has an orthogonal or organic
create a permeable interconnected series of layout will depend to a large extent on the character
of or sense of place that is being sought and the
routes that are easy and logical to navigate
existing networks that are being connected into.
around.
It is however crucial that all developments follow
The design layout arrives from a considered response desire lines that traverse and link the site. By plotting
to site and brief. The grid system favoured by city the key desire lines on a plan of the site, the urban
builders from Rome to Dublin is a rational interpreta- designer will be laying the foundations of the overall
tion of an efficient and legible urban structure that urban structure of the development. The alignment
has proved very robust. But grids do not have to be of some of the routes may need to be altered to
orthogonal. More recognisably organic layouts such achieve usable development blocks, and care should
as those seen in small rural towns are on first inspec- be taken to ensure the right number of routes
tion very different from grid-iron layouts, but they through the site. Too many, and some of the routes
tend to perform a very similar function. will be under-utilised and invite anti-social behav-
iour – too few and the routes will be overtrafficked
In the same way that grid structures seek to connect which can create nuisance to nearby residents.
two points with a straight line, the roads and lanes
which meander though the countryside and towns
of Ireland follow key desire lines - connecting two
points in the most efficient way possible taking into
account climate, terrain and obstructions. This has
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often resulted in interesting, varied and picturesque
organic layouts.
Cycle and
Cycle andpedestrian
pedestrian
Vehicular
Vehicular
Destinations
Desire Lines
7 Layout:
How does the proposal create people friendly
streets and spaces?
Creating a permeable network of direct routes will The benefits of a cul-de-sac layout can be achieved
help to increase the sustainability of the develop- within a highly permeable, well-connected residen-
ment since longer than necessary pedestrian and tial development. The two main design solutions are
cycle routes will discourage use (leading to more car a) residential court arranged around communal area
journeys) and will also serve to minimise the length of open space including parking; and b) no-through-
of car journeys. road for vehicles which permits pedestrian and cycle
through access.
Culs-de-sac have for some time been a popular
location for a home – as they are often perceived It should be noted that culs-de-sac with pedestrian
to engender stronger and safer communities. The connections at the end can act against the objec-
response is often to create layouts that seek to tives of crime-prevention since such routes often
maximise the amount of dwellings accessed via provide criminals with a choice of escape routes.
a cul-de-sac. This however, has tended to create
layouts with poor levels of permeability. The key is The residential court is able to create an intimate
to keep pedestrian links short and supervised. and safe environment through the pedestrian domi-
nated amenity space at its centre. Although each
However, there may be instances where a cul-de- of the dwellings has a garden to the rear, these are
sac or residential court is an appropriate solution, relatively small private sitting areas since each home
for example where the objective is to prevent rat also benefits from the communally provided space
running, or to create intimate enclosures of dwell- within the court.
ings that add to the character, distinctiveness and
variety of a development.
Short supervised
pedestrian
connecntion Short supervised
pedestrian
connecntion
Pedestrians Vehicles
+ Cycles
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7 Layout:
How does the proposal create people friendly
streets and spaces?
The layout focuses activity on the streets When designing a layout for a new development,
by creating active frontages with front doors practitioners should give adequate thought to the
location and orientation of entrances to the homes
directly serving the street
-even though the buildings will have not been
Successful neighbourhoods tend to have streets that designed yet.
people feel comfortable being in – where they feel
safe and secure. Much personal safety – both real On street activity can also be aided by ensuring
and perceived – derives from overlooking, or natural good connections both outside the site (as set out
surveillance. Natural surveillance can be provided by under Question 2) and within.
overlooking from nearby homes, other pedestrians,
and passing cars and cyclists.
The streets are designed as places instead motorised traffic, such as mews lanes or culs-de-sac,
of roads for cars, helping to create a hierarchy it will often be appropriate to design the street as
a shared surface. Shared surfaces are well used in
of space with less busy routes having surfaces
continental Europe – in particular in Holland where
shared by pedestrians, cyclists and drivers
they have been developed from the concept of
A well laid out development is one where people Woonerf or Home Zone.
who live there are encouraged to walk and cycle in
preference to using the private car for short jour-
neys. As well as increasing the sustainability of the
development, encouraging people to walk will bring
significant benefits in terms of on-street activity.
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often need to have its own space to ensure pedes-
trian and cyclist safety. So, a key movement corridor
will integrate the roadway, pedestrian pavement and
cycle routes in a way that balances road user safety
with personal safety and security.
In the parts of the development with low levels of
Buildings to back of pavement, parking and planting, gen-
erate a people orientated street. Adamstown, Co Dublin.
7 Layout:
How does the proposal create people friendly
streets and spaces?
Traffic speeds are controlled by design Other ‘softer’ methods of reducing traffic speeds
and layout rather than by speed humps that have been derived as part of the Shared Space
philosophy include the removal of traffic lights and
The concept of shared space was developed by formal junction markings, encouraging higher levels
the Dutch engineer Hans Monderman and seeks of on-street parking. 1
to affect the behaviour of the road user – be they a
driver, cyclist or pedestrian, by the design of the road
and the presence of other users. This differs from
Home Zones in that there is less reliance on signage
and traffic calming measures.
Rather than relying on speed bumps, this design drawing for a develop-
ment at Merlin Park in Galway uses layout to control traffic speeds with an
indirect route, parking layouts and making clear thresholds into a ‘home
zone’ street.
(1) See www.shared-space.org for further information on the European Commission sponsored project featuring a wide range of
innovative projects.
59
Block layout places some public spaces A building form that exhibits a very clear distinction
in front of building lines as squares or greens, between public and private space is the perim-
eter block. The perimeter block works by entirely
and some semi private space to the back as
enclosing the private or communal gardens at the
communal courts
centre with buildings so that access to these spaces
When designing the layout of a site, care should be is restricted to those who live there. This makes it
taken to arrange the roads, blocks and open space in very secure and – when the space within is used
such a way as to provide a clear distinction between communally – can foster community cohesion.
private, semi-private and public space. Core to this is Additionally, this building form will create a good
the idea of defensible space as formulated by Oscar sense of enclosure and overlooking into the streets
Newman and Alice Coleman. Designing for defen- – helping to make the public realm safer.
sible space means building homes where people
feel safe (territoriality), creating public spaces that However, not all open space should be provided
are well overlooked (natural surveillance), creating within private or communal gardens, and housing
a place that does not invite criminal or anti-social developments should be laid out with a good level
behaviour (image) and local activities or uses of public open space. Such parks, squares and greens
(milieu). can serve a vital community function and should be
provided in a way that defines them clearly as acces-
sible public space. So they should not be located at
Public / Street the foot of apartment buildings, inside culs-de-sac
or in any other area which may be perceived to be
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private.
Private
Private
Communal
The schematic layout above and below Example of a semi-private shared space to the rear of
shows buildings used to create a clear, houses at Kill, Co. Kildare.
simple range of spaces. Frontages address
public spaces and streets while perimeter
blocks enclose and control shared private
spaces for residents only.
Private
Private
Public Realm:
8 How safe, secure and enjoyable
are the public areas?
POSITIVE INDICATORS
• All public open space is overlooked by surrounding
homes so that this amenity is owned by the residents
and safe to use
• The public realm is considered as a usable integrated
element in the design of the development
• Children’s play areas are sited where they will be over-
looked but not a nuisance
• There is a clear definition between public, semi private,
RELATED DEHLG POLICY *
and private space
• Roads and parking areas are considered as an integral
landscaped element in the design of the public realm.
Open spaces should be suitably
proportioned and narrow tracts,
which are difficult to manage,
should not be accepted. Smaller
pocket parks and play grounds The most successful neighbourhoods contain streets,
should be carefully sited within
residential areas to be accessible squares, parks and public gardens that are as good
and overlooked by dwellings. quality – if not better, than the private buildings and
spaces within the neighbourhood. A neighbourhood
Design of the built environment with poor quality public spaces will rarely be improved
contributes to important feelings by even the highest quality architecture – whilst a
of comfort and safety by creating
a sense of security and ownership neighbourhood of ordinary buildings can be trans-
and by providing for passive formed through improvements to the public realm.
surveillance, a clear demarcation
between private and public
spaces, and clear, direct and The public areas are also a key determinant of the
unobstructed routes for pedes-
trians and cyclists image that people form of the quality of a development
as a whole. Visitors to a housing development will often
spend as much time in the public realm of a develop-
Most residential streets can ment as they do in the private zone – and the quality of
successfully combine low to
medium traffic movements and such spaces will form the impression of the place that
a pleasant residential setting they take away with them.
including on-street parking and
bus routes if appropriate
Studies 1 have demonstrated that houses that are
located near to good quality parks and public green
The provision of adequate and
well-designed private open space often sell for more than equivalent houses that
space for apartments is crucial do not have access to similar facilities. This reflects the
in meeting the amenity needs of
residents, in particular of families value that homebuyers place on such amenities.
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A central amenity space overlooked by terraces of houses at Zaan Eiland, Rotterdam, allows children to
play safely
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8 Public Realm:
How safe, secure and enjoyable
are the public areas?
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nearby homes or – more effectively - by other users
of the surrounding public spaces.
8 Public Realm:
How safe, secure and enjoyable
are the public areas?
There is a clear definition between public, others has created tensions between owners of land
semi private, and private space that is regularly trespassed, and users of the public
realm who are unclear about which areas are out of
The concept of defensible space formulated by bounds.
Oscar Newman has been introduced in the previous
Question relating to layout. It is also an extremely Creating a sense of ownership and privacy in the
important consideration in the design and manage- communal spaces of a residential scheme encour-
ment of the public realm. ages their regular use, and will help foster a pride in
both the private and public realms.
There are many examples of development where
boundaries of public and private space have been
deliberately blurred in an attempt to encourage
greater level of communal life amongst residents.
This noble aim has worked in some situations but in
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This development in Dalkey, Co. Dublin encloses a public
square while providing walled, private gardens to the rear.
Landscaped Courtyard-
shared by existing houses
Landscaped Cul-de-sac
with Pedestrian Link
DANE ROAD
BALBUTCHER LANE
8 Public Realm:
How safe, secure and enjoyable
are the public areas?
Private open spaces at Adamstown, Co. Dublin add character to this communal space but are well separated, giving
privacy and a degree of security. Good overlooking of the communal space helps foster a sense of ownership.
67
Private gardens
design of the public realm.
Private decks
Many existing streets in cities and towns show how
low to medium traffic movements can be combined
with a pleasant residential setting, including on-
street parking where street widths permit.
Semi Private
Square
Aside from well-trafficked routes where car speeds
will need to be higher, the public realm should be
designed to accommodate cars as the guests of
other users. This means that the focus of designers
when making decisions about materials and
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landscaping of roads should be on the creation of
attractive pedestrian friendly areas that are able
to accommodate vehicular traffic moving at slow
speeds. Traffic speed should be controlled through
the layout of buildings and spaces rather than with
Public street
remedial measures such as speed ramps or chicanes.
HOME
HOME
But, whilst meeting basic needs is important, people need
to be happy in their homes – and the architecture, design
and landscape design of their property is a vitally important
element in ensuring high levels of satisfaction.
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Adaptability:
9 How will the buildings
cope with change?
POSITIVE INDICATORS
• Designs exploit good practice lessons, such as the
knowledge that certain house types are proven to be
ideal for adaptation
• The homes are energy-efficient and equipped for chal-
lenges anticipated from a changing climate
• Homes can be extended without ruining the character
of the types, layout and outdoor space
• The structure of the home and its loose fit design allows
for adaptation and subdivision, such as the creation of
an annexe or small office
• Space in the roof or garage can be easily converted into
living accommodation
Designs exploit good practice lessons, Lessons drawn from Georgian and Victorian terraces
such as the knowledge that certain house and town houses show that generous space stan-
dards and an intelligent arrangement of space can
types are proven to be ideal for adaptation
allow the property to be split up in different ways.
Designers should allow themselves to learn from
successful types of homes that have managed to There are choices in the basic form of homes. Wide-
successfully stand the test of time. New homes fronted, shallow units provide advantages in extend-
should be designed to meet the needs of the early ability and natural daylighting. Narrow-fronted ,deep
21st century – and be recognisably of their time. But units can be more efficient in block layout.
to increase their chances of surviving for more than
a generation, they will need to incorporate some of
the key features from pre-existing housing types.
Improved proportion of
house to garden when
seperation distance used
Opportunity to maximise Efficiency in block layout
light, views and ventialtion
Opportunity to substantially
extend Living
Vertical circulation to side
Kitchen gives greater flexibility
Dinning Living Kitchen
Non-structural internal
walls facilitate alterations
Dinning
Smaller external wall area
Minimise dominance of cars reduces heat loss
in front gardens
HOME
The 19th century typology of the terraced house has proven its ability to adapt with relative ease to the requirements of
different generations over the years.
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9 Adaptability:
How will the buildings
cope with change?
The homes are energy-efficient and Homes with a high thermal mass operate like large
equipped for challenges anticipated from a storage heaters – by storing and releasing heat in
the winter and preventing heat from penetrating
changing climate
into the building in summer.
Current climate change scenarios1 predict dryer
Passive solar design principles:
warmer summers and warmer wetter winters for
Ireland and we need to ensure that the homes we Orientation
build will continue to provide enjoyable homes in • use the sun’s energy to reduce the winter heating
requirement
a climatically uncertain future. At the same time, • orientate main façade within 30 degree of south
we need to ensure that the homes we build are • locate living rooms on the south side
designed to be heated and cooled as efficiently as • avoid overshadowing
possible without producing unnecessary emissions
Considerations in design of form
which themselves contribute to climate change. It is • utilise thermal mass to store heat during winter
not a question of either/or – we must design homes and summer
that do both. • minimise glazing to north façade
• incorporate a draught lobby to act as thermal
buffer
Question 5 of this Guide discussed both mitigation • add a glazed winter garden to south façade
and adaptation at a site level basis, but it is at the
Ventilation and shade
level of the home where these issues will have a real • use natural ventilation
bearing on how people live. • night ventilation for summer cooling
• shade glazed areas
Of particular importance is how homes are insulated,
heated and cooled. The homes we build must be
well insulated to minimise wasteful heat loss.2 The
aim should be to design homes that are warm in
winter and cool in summer without the need to heat
and cool mechanically.
A combination of thermally efficient terraced housing and passive solar design, articulated well with contemporary
architectural treatment. In this case, the terraces have differing orientations to respond to the site and provide a garden
space.
(1) see www.enviroireland.com
(2) in line with Building Regulations, Technical Guidance Document L
73
Homes can be extended without ruining Designers are encouraged to think about how the
the character of the types, layout and homes they design could be extended in the future.
As described above, the shallow plan form of many
outdoor space
houses designed in the latter 20th century sought to
Many home owners are extending their homes achieve precisely this. As the rooms should be laid
– often within a few years of the date when they out to permit future additions, the garden areas of
were originally built. This is partly a response to the extendable homes should be of adequate propor-
increasingly high costs of moving, but also because tions to allow future enlargement of the home
they want to personalise their homes or their circum- without leaving it with an insufficiently sized private
stances have changed and they do not want to garden area.
leave a neighbourhood they have come to love.
It may be appropriate for housebuilders to show the
Homes should therefore be capable of being easily future extensions in the design of the home in order
extended without detracting from their appearance to show that such future adaptations would not
or the amenities of the home or its immediate neigh- affect both the living environment within the home
bours. This is especially needed in homes which are itself or neighbouring properties, would allow for an
designed to be smaller in order to allow less affluent adequate private open space provision, and would
buyers to access certain locations. not harm the character or appearance of the home.
Such pre-designed extensions could even prove
a valuable marketing tool, especially if planning
approvals are in place.
Potential
Expansion
HOME
Two storey terraced houses in this example
are designed so that occupiers can add a
third storey as the need might arise in the
future. The consideration of this potential
in advance creates a streetscape which,
while varied, still reads as a coherent
whole.
An example in which house extensions can be built over a single storey return without compromising private open space
or privacy.
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9 Adaptability:
How will the buildings
cope with change?
The structure of the home and its loose fit create limitations in use – for example by making
design allows for adaptation and subdivision, it difficult to remodel the interior of the building
without major structural work. As such, this type
such as the creation of an annexe or small
of construction should only be used for the larger
office
homes which lend themselves more readily to sub-
As described above, one of the key reasons why division.
Georgian and Victorian homes remain popular today
is their generous space standards and easily adapt- For smaller homes, it may be appropriate to design
able layout that accesses all rooms from a central the building so that the internal walls can be
hall/stairwell. This means that these homes can removed without affecting structural integrity. The
be altered to incorporate a home office or granny cross-wall house design that was popular in the mid
annex or even sub-divided into self-contained apart- 20th century has proven a very adaptable building
ments or commercial uses. Such layouts mean that form since only the side walls and internal floors
people are able to stay in larger family homes as perform any structural function – freeing up the
they get older by sub-dividing the house to provide interior to be easily remodelled to suit the particular
an income and ensure a more efficient use of space needs of the occupants. These homes have proven
they no longer need. very popular with current home owners seeking to
remove internal walls to create an open-plan layout.
As well as layout, the structure of the home is also Additionally, since the front and rear elevations are
important. Firstly, if a home is being designed with not structural, this building type allows for the easy
a view to allowing it to be sub-divided, then the redesign of facades to suit the internal layout.
internal walls and floors will need to be of solid
construction in order to ensure adequate protection
from fire and sound transmission. However, this can
Shared hall or
separate external
steps.
Ground floor
converted e.g. self-
contained flat or
office use.
A simple layout which allows conversion of rooms or different floors as needs change.
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Space in the roof or garage can be easily Similarly, when designing a home that contains a
converted into living accommodation garage that would lend itself to conversion, house-
builders will need to consider:
Perhaps the most common way of enlarging a
home’s living space is to do so without physically • Whether the conversion of the garage would inap-
enlarging the building – by converting the attic or propriately displace the parking provision
garage. Such alterations are often a cost effective • That the space is of appropriate dimensions
way of increasing the size of a home and will often – taking into account the need to provide a second
not require planning permission. However, whilst internal skin or insulation.
many older houses lend themselves to this kind • How the change from a garage door to window
of alteration, many modern home designs make it would affect the appearance of the front of the
more difficult. home.
In order to provide a loft area that is capable of being As with extensions described above, designers
extended into, the following design factors will need should consider how these alterations would be
to be considered in the initial design of the house: carried out in order to provide homes with in-built
adaptability and providing plans that show how
• The pitch of the roof will need to be sufficient this could be done would be a valuable part of the
to provide adequate floor-to-ceiling dimensions marketing process.
– taking into account the requirements for insula-
tion.
• The useable space should be free of structural roof
timbers.
HOME
The roof spaces of this development in Westport Co. Mayo have been designed to allow
attic conversions without needing to extend the external envelope of the houses.
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POSITIVE INDICATORS
• Each home has access to an area of useable private
outdoor space
• The design maximises the number of homes enjoying
dual aspect
• Homes are designed to prevent sound transmission by
appropriate acoustic insulation or layout
• Windows are sited to avoid views into the home from
other houses or the street
• The homes are designed to provide adequate storage
including space within the home for the sorting and
storage of recyclables.
RELATED DEHLG POLICY * Privacy and amenity are extremely basic human needs.
Such matters are particularly important in higher
density schemes where good space standards, sound
Residents are entitled to expect insulation and access to private open space can make
that their new homes will offer the difference between acceptable urban living and a
decent levels of amenity, privacy,
security and energy efficiency poor living environment.
HOME
The use of wide fronted units can allow for a greater The requirements of the urban block and the hierarchy of
degree of light and dual aspect to more rooms and streets are considered, while maximizing the dual aspect
activities, as in this example at Loughrea, Co. Galway. units in this proposal for housing at York Street, Dublin.
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HOME
External storage
for recycling
Ground Floor
Recycling storage integrated into the front External storage to ground floor duplex apartments,
garden of a terraced house. Hanover Quay, Dublin.
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11 Parking:
How will the parking be
secure and attractive?
POSITIVE INDICATORS
• Appropriate car parking is on street or within easy reach
of the home’s front door.
• Parked cars are overlooked by houses, pedestrians and
traffic, or stored in secure underground or podium
arrangements
• Parking is provided communally to maximise efficiency
and accommodate visitors without the need to provide
additional dedicated spaces
• Materials used for parking areas are of similar quality to
the rest of the development
• Adequate secure facilities are provided for bicycle
storage
Car parking can be provided in Whilst developments should be sited and laid out to
an on-curtilage arrangement or encourage the most sustainable modes of transport,
in a grouped format depending
on the type of layout proposed. people will still expect to be able to own and safely
In the latter case it should be well park a car – even if they don’t use it on a regular
overlooked by adjacent dwellings
and properly landscaped. basis. Many developments that have sought to restrict
car-ownership through limiting parking spaces have
found that ownership levels are in reality higher than
expected. The consequence of this can be informal
parking elsewhere in the scheme which can inconve-
nience residents and detract from the quality of the
place.
HOME
high degree of amenity.
Parking overlooked on street in front of apartments On-street parking in a residential development immedi-
ately accessible from front doors.
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11 Parking:
How will the parking be
secure and attractive?
Parked cars are overlooked by houses, Where on street parking cannot be utilised, parking
pedestrians and traffic, or stored in secure courts should be designed to be secure. Parking
courts with open access and which are not over-
underground or podium arrangements
looked tend to be a focus for anti-social activity and
One of the key ways in which the security of parking car crime.
areas can be improved is by ensuring that they enjoy
high levels of passive natural surveillance through Basement or podium parking has been seen to
overlooking. Overlooking can be provided from work very well in urban locations but the cost and
windows of neighbouring properties, passing pedes- ongoing maintenance commitments can make this
trians and cars and, as described above, parking cars unfeasible in lower density housing developments,
on street will successfully achieve all three. where private parking courts with restricted access
may be more appropriate.
Parking areas that are overlooked will mean that
people are happy to leave their car there. Parking
areas that do not feel secure tend to be avoided by
drivers – leading to high levels of casual and inap-
propriate parking.
HOME
Parking spaces which are not allocated to any specific dwellings at a scheme in Killarney,
Co. Kerry. In this case, if residents don’t need a parking space it is available to visitors or
dwellings with multiple cars.
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11 Parking:
How will the parking be
secure and attractive?
Parking spaces are well integrated with the landscaping of this residential courtyard at
Adamstown, Co. Dublin, adding to the quality of the space and signalling the priori-
tising of residential users over traffic.
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HOME
Detailed Design:
12 How well thought through is the building and
landscape design?
POSITIVE INDICATORS
• The materials and external design make a positive
contribution to the locality
• The landscape design facilitates the use of the public
spaces from the outset
• Design of the buildings and public space will facilitate
easy and regular maintenance
• Open car parking areas are considered as an integral
element within the public realm design and are treated
accordingly
• Care has been taken over the siting of flues, vents and
bin stores
The materials and external design make a used throughout. Particular attention should be paid
positive contribution to the locality to the materials used in those parts of the public
realm that will be well used such as central public
The architecture and landscape design of the spaces and streets.
scheme should work together to make a high quality
coherent scheme. It should be designed to respond Whilst good quality materials might add to the
to its context – so that it is rooted in its place, and at construction costs, they will undoubtedly reduce the
the same time make full use of available advances overall maintenance burden for a development over
in building technology and best practice – to the course of its predicted lifespan and investment
make a development of its time. Issues of style and in this area is well advised.
taste should not be allowed to stand in the way of
providing a high quality scheme and are largely
irrelevant to how a development will work.
HOME
A contemporary treatment of materials, creating an
identity at a residential scheme at Balgaddy, Co. Dublin.
Higher quality, robust materials can reduce Materials used to connect a scheme to local place and and tradition.
maintenance costs.
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Detailed Design:
12 How well thought through is the building and
landscape design?
Public open space provided as part of the first phase of A landscape scheme completed for the
a residential development at Milltown in Dublin, created initial occupation can help emphasise the
an amenity around which later phased development was quality of the scheme on completion.
built.
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Design of the buildings and public space Generally, simpler detailing of buildings and land-
will facilitate easy and regular maintenance scape will be easier to maintain.
As well as an appreciation of design and landscape Whilst schemes should also make full use of inno-
quality, the perception that buyers have about how vative building technologies that do not require
easy the homes and spaces will be to maintain is regular maintenance, care should be exercised in this
important. Homebuyers are becoming increasingly area as new materials will sometimes reveal unex-
discerning and in particular are demanding high pected failings.
quality durable materials.
It is important to note that while hard landscaping is
Developers should be encouraged to take a long easier to maintain, this should not detract from the
term view when designing their schemes. As well importance of green spaces for bio-diversity, visual
as the careful selection of materials to ensure their diversity and play.
long term durability, the design of the buildings and
outdoor surfaces will have a significant role in on-
going maintenance.
HOME
A proposal for a hard landscaped residential space in Oak framed balconies, stone gabions and steel-
Dalkey, Co. Dublin in which stone references local tradition framed balconies provide a rich palette of durable
while providing a robust surface. materials.
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Detailed Design:
12 How well thought through is the building and
landscape design?
Care has been taken over the siting of Care should therefore be taken to ensure that the
flues, vents and bin stores paraphernalia associated with each house isn’t
allowed to dominate the visual appearance of the
Very often even the best intentions can be destroyed development. So vents, flues, satellite dishes, TV
unwittingly through incremental additions to a aerials, rain water goods, and bin stores should be
housing development such as TV aerials, satellite either located out of sight or should be made into
dishes and bin stores. The cumulative effect of this a positive aspect of the design through the use of
visual clutter can often affect the appearance of the creative solutions.
development to such an extent that it begins to lose
much of its clarity and identity. Housebuilders should consider how the communal
provision of certain services, for example neighbour-
hood TV antennas, satellite dishes or recycling facili-
ties can help to reduce the level of visual clutter in
the street scene.
HOME
Introduction to Section
The core aim of this Guide is to provide developers, designers and planners with the infor-
mation and backing they need to improve the design quality and sustainability of the
development schemes they are involved with and speed their process through the plan-
ning system.
This Guide will be useful when developers are select- Open dialogue between the main partners should
ing a site and briefing their design team; in helping be maintained throughout the design process
to frame design statements and planning applica- – even after planning permission has been granted.
tions; and in helping planning authorities to assess The final quality of the scheme will depend to a
the quality of submitted planning applications. large extent on the management and monitoring
procedures put in place. Unless a close eye is kept on
In order for a high quality scheme to be delivered, it quality at the implementation stage, there is a real
is essential that a good design process be followed. risk that small seemingly unimportant decisions will
Each project will throw up new challenges and cumulatively destroy the quality of a project. Such
opportunities and all partners should be striving to close management is also important when people
innovate and constantly improve their processes are living in a scheme.
– learning from their own experience and available
best practice. To this end, the hierarchy of public open space needs
to be clearly established and the likelihood or appro-
This section of the Guide is structured around a priateness of the areas to be taken in charge. Clear
basic design process that might be used to deliver definition is essential between
a medium sized residential scheme, and in so doing
seeks to explain best practice design processes used • Public accessible space and amenity,
by successful clients, designers and planners. It is not • Communal or shared space (for the use of the
designed to be a model and care should be taken residents only) and
not to apply the following processes unthinkingly. • Private space as private gardens and balconies
However, some elements of best practice remain The guide hopes to offer clarity to all participants
consistent for all projects. Most importantly, it is in the planning and development process. The 12
vital that a co-operative relationship be fostered Questions contained within the Guide are based on
between the developer, designer, and local author- the known elements of successful places and it is
IN PRACTICE
ity. A professional and open relationship between suggested that they can be used as a framework for
the main partners can help to ensure a better quality key parts of the process – by the developer and his
outcome – often more quickly than if an adversarial agents when considering the acquisition of a site;
approach is pursued. briefing the design team; during analysis and pre-
planning consultations; and when deciding planning
It is therefore important that early communication applications.
be facilitated between the developer, local author-
ity and the main design professions involved in a
scheme. Early engagement is essential in order to
facilitate a shared thinking on the vision for the
lands.
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Site Selection
Most developers operate within fairly well defined Establish design objectives
boundaries in terms of the product they build and
the type of buyers they target. But all developers Once a site has been selected and been tested
need to operate within a planning system that against the 12 Questions, the developer should
rewards design quality and sustainability. clearly establish their core design objectives. These
should be written down at this stage to ensure they
Developers should therefore take account of the are not forgotten once the project has become
advice contained within this guide when searching increasingly complex.
for potential housing sites. Rather than building
lowest-common-denominator housing that will Often for a developer, early design objectives will
sell in a buoyant market, developers should aim to centre around the financial aspects of the project
create places where people will want to live. Such – for instance to ensure the scheme will return an
places will be near vital facilities, transport links, and economically sustainable profit. Good design can
amenities that people value – be it an urban park or have a positive effect upon the profitability of a
open countryside. But perhaps most importantly, scheme – both in the short term and long term.
developers need to be sure that a site they buy will Short term, a high quality design can increase the
receive planning permission – by reassuring the local ‘per square metre’ sale price of a development and
authority that the outcome will be sustainable and can also create room for a greater quantum of devel-
of sufficiently high design quality. opment on a site through the careful consideration
of density.
Planning authorities zone lands for residential
development as part of their development plan, In the longer term, developers that become known
but some zoned sites have different characteristics for producing a high quality product will be able to
and are suitable for different forms and intensities engage more confidently with the planning system.
of development. Additionally, whilst the principle
of development might be ni accordance with
the development plan, planning applications are
increasingly turning on issues of layout or detailed
design.
SITE ANALYSIS The site visit will identify the characteristics of the
subject lands and surrounding context. A S.C.O.T.
analysis (Strengths, Challenges, Opportunities, Threats)
will clarify information regarding destinations within
and outside the site (e.g. schools and retail) and
respond to potential linkages and vistas.
REFINE PROPOSALS Design proposals are refined to reflect the P.P.C. which
may impact on both design brief and the resulting
design response. Issues such as developed site area,
access and density may be affected. If changes are
substantial, a further P. P. C. may be required.
Development Brief
Site analysis
The first step for any design team should be to Movement analysis
formulate a design response to the develop-
ment brief. This might entail carrying out a SCOT Also important are the existing patterns of move-
(Strengths, Challenges, Opportunities and Threats) ment in the local area and the potential for these to
analysis to identify potential barriers or paths to be enhanced or benefited by the development.
progress.
As part of the design development, a detailed move-
It may also be useful to carry out this process visu- ment analysis should be carried out by a team ideally
ally – by marking opportunities and constraints on comprising roads engineers and urban designers.
a plan of the site and/or wider neighbourhood. This Taking an integrated approach will ensure that the
exercise can be useful in helping to unlock prelimi- outcomes will be functional in both traffic engi-
nary design solutions and can also be beneficial in neering and design terms.
using as a basis for future discussions – both within
the design team and with stakeholders and local The movement analysis should look at existing
authority planners. movement patterns and levels of traffic (by all
modes) in the areas surrounding the site. The anal-
ysis should then consider how these existing traffic
Character appraisal levels will be affected by traffic generated by the
development itself and natural growth over the next
After the key elements of the design brief have few years.
been logged and visualised, the design team should
carry out a more detailed appraisal of the site and The movement analysis should think about ways
surrounding area’s character. The most important in which existing and projected road traffic levels
elements will have been set out in the design brief can be reduced by the development of the site – for
so the detailed character appraisal should focus on example by diverting routes through the site rather
more fine-grained aspects of the physical context. than around it.
Concept Proposal
Once the preferred option has been selected, the Most significant development proposals should be
design team should enter into detailed discus- discussed at pre-planning consultations. Since the
sions with the local authority planners. The plan- aim of these early discussions is to identify potential
ners should have been involved in the consultation problems at a sufficiently early stage, every opportu-
carried out at options testing stage, but this consul- nity to improve the scheme should be taken.
tation should be more bilateral in nature and focus
on working towards the grant of planning permis- Applicants should be able to demonstrate that the
sion in a cooperative and constructive way. comments made by the planning authority during
initial consultations have been taken into account
Such discussions are vitally important to ensure in the development of the scheme. Where it has not
that any barriers to the scheme receiving planning been possible to amend the scheme in response to
permission are identified and resolved before the planning authority comments, applicants should set
detailed aspects of the scheme get fixed. The earlier out in full why such changes could not be incorpo-
problems are identified, then the easier it will be for rated.
the scheme to be amended without incurring unac-
ceptable costs. The development proposal should now be ready to
be refined and detailed. Most of the important stra-
Many planners will happily enter into detailed tegic elements should have by now been agreed and
discussions at an earlier stage in the design process, there should not be a requirement to go back to the
but focusing detailed discussions at this stage will planners with further detailed matters. The detailed
mean that the preferred option represents a firm aspects of the design should however comply with
basis for ongoing discussions. The design team may earlier statements or agreements.
wish to present the discarded options to the plan-
ners in order to demonstrate that the preferred Where matters of detailed design result in the
option has come about following a rigorous process scheme becoming significantly different from that
of testing. which was discussed with at pre-planning consulta-
tions, it may be necessary to seek further agreement
The material generated for the pre-planning consul- on detailed matters before committing to a partic-
tation with the local authority should present the ular element of a scheme.
preferred option simply and clearly – setting out the
key features in enough detail to make the discus-
sions meaningful but leaving out extraneous detail
that may serve to distract away from the core issues.
For larger or more complex schemes, design state- A planning application should only be submitted
ments are becoming a popular way of helping to once the necessary testing and consultations have
speed up the process of determining planning appli- been carried out. A scheme that is submitted for
cations. By explaining the planning proposal in more planning too early will find it more difficult to
detail setting out the design decisions that have demonstrate that the proposal has taken full account
been made, a proposal can be more easily appreci- of the site’s context. Applicants should make every
ated and accepted. For this reason many forward attempt to identify and resolve potential barriers to
thinking developers are voluntarily submitting the scheme receiving planning permission before
design statements alongside their planning applica- the application is submitted – and they should be
tions as a matter of course (e.g. Cork City Council). confident of receiving an approval.
At the same time, planners may find that their Such an approach cannot be taken without full
task of assessing the acceptability of a proposal is co-operation between the applicant and plan-
made easier when they are in receipt of supporting ners. Rather than taking an adversarial stance, both
information that shows that the proposal has been planners and applicants should see themselves as
prepared through a rigorous design process that working toward a common objective: the promotion
considered and rejected less suitable alternatives. As of high quality sustainable development.
a result, many planning authorities require design
statements to be submitted with certain types of The Department’s guidelines on Development
application. Management (June 2007) provide detailed guidance
on planning application submission requirements.
Design statements are advocated in the Guidelines
that this Guide accompanies. The Guidelines state
that they can be especially useful in explaining why
an exceptional or different design approach has
been taken or to show that a detailed character
appraisal has been carried out as part of the design
process.
In the same way as the 12 Questions can be used Planning conditions imposed on a planning permis-
as a basis for structuring design and access state- sion should, where possible, be drafted in co-
ments, they can also be put to good use in helping operative discussions between the applicant and
to structure pre-planning negotiations between local authority. This will ensure that the conditions
applicants and planning authorities .2 imposed are acceptable to both parties.
Basing the pre-planning discussions and design Alternatively, applicants may wish to draft planning
statements around the same 12 Questions which conditions themselves. As described above, this
will be used as part of the assessment of applica- will demonstrate a commitment to quality that will
tions will bring significant benefits. It will promote a increase levels of confidence in the eventual design
consistency of approach that will serve to improve quality.
planning processes and, therefore, improve the
quality of development outcomes. It will also serve
to foster a more collaborative approach between
developers, designers and planners with each
working towards a common objective of reaching
an optimal design solution.
Controlling Quality
IN PRACTICE
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Site Analysis
109
Concept Proposal
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Site Analysis
111
Concept Proposal
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Site Analysis
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Concept Proposal
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Site Analysis
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Concept Proposal
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1. Lack of permeability can lead to the context of the 7. There is no legibility or hierarchy in the open space
village being ignored and poor levels of inclusivity network, as most of it is ‘left over’ or uninviting
2. Excessive set- backs from the street edge can lead to 8. No clear routes for pedestrians are identified
lack of definition and loss of potential vitality on the
street 9. Spaces lack differentiation and do not respond to the
orientation of the sun.
3. Easy Connectivity to the school site is not provided
10. Connections and spaces and are edged by blank
4. The repetition of unit types and singular uses, walls and are therefore unsupervised and unani-
reduces variety of form and diversity. mated
5. The continuity of the Linear park amenity is inter- 11. Responses to boundary conditions do not attempt
rupted by the private development to secure the access to neighbours rear garden walls
6. Flooding and drainage are not considered in the 12. A single access point can mean a large insertion and
treatment of the River edge. break the continuity of streetscape
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Criteria
1. Context: 5. Efficiency:
a. The layout evolves around the linkages to destina- a. Consideration of the river flooding and drainage
tions within the village issues are made in determining the setbacks and
b. Design solutions secure the boundary to the treatment to the linear park
neighbours and provide access to the amenity of the b.External gathering spaces are orientated to the sun
river edge 6. Distinctiveness:
2. Connections: a. Access routes converge on the focal point of the
The Neighbourhood connects to surrounding uses scheme
e.g. school and village centre b. Vistas to a woodland outside the site are exploited
3. Inclusivity: 7. Layout:
A public space at the heart of the scheme invites a. Clear navigable routes for pedestrians are gener-
access for all ated along desire lines
b. Layouts locate greens and public spaces edged
4. Variety::
by own door and active uses. Communal clusters are
a. House types range from terraces edging the pave-
located as secondary spaces to the to the rear
ment to clusters of individual houses
b. Flexible uses are arranged around the public space 8. Public Realm:
All public open space is overlooked and useable in
the passive riverside park or the children’s play area
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Existing village
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Glossary
• Accessibility:
The ability of people to move round an area and
to reach places and facilities, including the elderly,
disabled and those with young children.
• Defensible space:
Public and semi-public space that is surveyed,
demarcated by real or symbolic barriers or main-
tained by somebody.
• Desire lines:
Normally the shortest route from one place to
another, but can be the most convenient, easy to
use or comfortable route
• Inactive frontage:
The edge of a building or space which offers no
opportunity for surveillance
• Legibility:
The degree to which a place can be easily navi-
gated and used
• Permeability:
The degree to which an area has a variety of
pleasant, convenient and safe routes through it
• Primary route:
A street upon which more movement, variety and
activity takes place than on smaller surrounding
ones
• Sight lines:
The ability to see directly from one place to
another. This often helps people find their way
around. Also known as visual permeability
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Bibliography
• Development Management,
Guideline for Planning Authorities,
by DEHLG, June 2007
http://www.environ.ie/en/Publications/
• Cabe:
http://www.cabe.org.uk/ (Case Studies)
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Where not otherwise credited, remaining diagrams and images are by O’Mahony Pike Architects
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APPENDIX