Social Dwellings Design Guidelines

Social Housing Guidelines
Design Guidelines
AN ROINN COMHSHAOIL AGUS RIALTAIS ITIIL DEPARTMENT OF THE ENVIRONMENT AND LOCAL GOVERNMENT
Printed on recycled paper
Social Housing Guidelines
Design Guidelines
AN ROINN COMHSHAOIL AGUS RIALTAIS ITIIL DEPARTMENT OF THE ENVIRONMENT AND LOCAL GOVERNMENT
Printed on recycled paper
BAILE THA CLIATH ARNA FHOILSI AG OIFIG AN tSOLTHAIR Le ceannach dreach n OIFIG DHOLTA FOILSEACHN RIALTAIS TEACH SUN ALLIANCE, SRID THEACH LAIGHEAN, BAILE THA CLIATH 2, n trd an bpost FOILSEACHN RIALTAIS, AN RANNG POST-TRCHTA, 4-5 BTHAR FHEARCHAIR, BAILE THA CLIATH 2 (Teil: 01 647 6843/4/5/6/7/8/9 ; Fax: 01 4752760) n trd aondioltoir leabhar DUBLIN PUBLISHED BY THE STATIONERY OFFICE To be purchased directly from the GOVERNMENT PUBLICATIONS SALES OFFICE SUN ALLIANCE HOUSE, MOLESWORTH STREET, DUBLIN 2 or by mail order from GOVERNMENT PUBLICATIONS, POSTAL TRADE SECTION, 4-5 HARCOURT ROAD, DUBLIN 2 (Tel: 01 647 6843/4/5/6/7/8/9 ; Fax: 01 4752760) or any other bookseller Price 10.00 Government of Ireland 1999 ISBN: 0-7076-6220-6
Contents
Introduction Design Brief and Cost Control Section A: Scheme Design and Layout A1: General Considerations A2: Dwelling Types and Densities A3: Design for Sustainability A4: Design for Security and Safety A5: Access A6: Services A7: Community Facilities, Open Space and Other Amenities 8 9 11 13 14 16 17 2 4
Section B: Dwelling Design B1: General Considerations B2: Layout and Space Provision B3: Sustainability and Energy Efficiency B4: Access and Circulation B5: Safety and Security in the Home B6: Kitchen Facilities and Layout B7: Sanitary Facilities and Bathroom Provision B8: Space Heating and Hot Water B9: Electrical and Other Services B10: Storage Facilities References 22 23 25 27 29 32 34 35 37 39 41
page
Social Housing - Design Guidelines
Introduction
Social Housing Policy
The nature of social housing need has changed considerably in recent years.This has occurred in a context of rapid economic, social and demographic change. The pattern of need has become more diverse and is characterised by different household types with specific housing requirements. These include not only the traditional family household but also lone parents, homeless persons, elderly persons, travellers, those suffering from physical or mental disability and young persons unable or unwilling to live at home. Social housing policy has recognised these changes and responded through the development of new approaches and new methods of provision. Mitigation of the ill-effects of social segregation associated with the traditional approach to housing provision has been central to many of these developments.There has been a growing emphasis on the role of social housing policy in counteracting social exclusion and in promoting the development of viable communities. In particular the Plan for Social Housing (1991)1 introduced a range of new measures and these were further augmented in Social Housing - The Way Ahead (1995)2.All of these changes and developments have implications for the design of social housing. In addition, there is now greater recognition that the success of social housing is, to a large degree, dependent on correct decisions on the location and size of developments and on the quality of design input both at the level of the overall scheme and the individual dwelling unit.
Housing Design
The successful design of housing schemes and of individual dwelling units depends on the balance struck between a range of factors.The needs and expectations of residents are of fundamental importance. In addition to adequate space and appropriate services, sustainability, accessibility, security, safety, privacy, community interaction, etc. must be given due weight. Furthermore, the design must be sufficiently flexible and adaptable to meet the demands likely to arise over the foreseeable life of the building, e.g. the typical family dwelling will be required to meet the needs of infants, young children, adults and elderly, either separately or in combination, at various stages of its lifecycle. In social housing schemes, it will generally be necessary to complete the design within a set time period and for the design solution to be such that the scheme can be constructed within given cost parameters. The achievement of a successful outcome represents a significant architectural challenge.
page
Guidelines - Scope, Purpose and Content

These guidelines are specifically relevant to self-contained accommodation for individual households ranging in size from single persons to large family households. Much of the guidance is also relevant to other types of housing. However, the guidelines do not cover particular design features and requirements which may be appropriate where there is a degree of sharing of facilities, e.g. kitchens, bathrooms, other communal facilities, or where provision has to be made for people with special needs, e.g. elderly people with particular disabilities, wheelchair users and people suffering from other disabilities. Some guidance on these matters can be found in Memorandum HGS 6/92 "Assistance Towards Housing Accommodation and Associated Communal Facilities Provided by Approved Bodies"3 and in "Buildings For Everyone"4. The guidelines provide general design guidance at the levels of both the overall scheme and the individual dwelling unit.The aim is to identify the principles and criteria that are important for the design of social housing and to highlight specific design features, requirements and standards that, from experience, have been found to be particularly relevant. They do not purport to be comprehensive nor seek to prescribe specific design solutions.The intention is to assist designers rather than lessen in any way the need for proper design input. In particular, these guidelines should not be interpreted as discouraging innovative solutions either at overall scheme or dwelling level. Innovative approaches to the provision of social housing are encouraged provided due regard is given to the principles of good design, capital costs and cost in use. In preparing the Guidelines, account has been taken of a number of developments in recent years which have relevance for the design of social housing.These include: increased emphasis on sustainability, including energy efficiency and environmental protection; greater emphasis on urban and village renewal; Government policy on architecture; the application of the planning system to local authority developments; the introduction of national building regulations.
However, the guidelines do not purport to provide guidance on compliance with statutory requirements, e.g. the building regulations, and, as far as possible, do not repeat guidance given in related publications,e.g. the Technical Guidance Documents of the Building Regulations5. The guidelines supersede guidance dealing with design standards for new social housing contained in the Departmental Memorandum N8/82 "Memorandum on the Procedure to be Followed and the Standards to be Applied in providing Local Authority Dwellings"6 and a number of subsequent circulars augmenting or modifying this Memorandum over the years. They are intended to complement the guidelines on site selection given in the document "Social Housing Guidelines - Site Selection"7.
page
Design Brief and Cost Control

General
Successful design of any social housing scheme requires: a) a clear statement of what is required by the client, e.g. the housing authority or approved housing body, and the constraints under which the designer must operate; b) clear identification of those within the client organisation responsible for decisions with regard to the scheme; and c) adequate professional design input. The statement of requirements should be in the form of a design brief which is coherent and unambiguous, and which incorporates a specific cost target or estimate for the project.The design brief should be prepared before a formal decision is made regarding the designer of the scheme. A specific person should be assigned responsibility for the scheme and for clarification and/or augmentation of the brief, if required, as the design progresses. The degree of professional input required will depend on the location, nature, size and complexity of the scheme.The content of the brief and the level of design input should be such that the choice of scheme and dwelling design will be both cost effective and appropriate to the needs of the potential residents, and that possible imaginative or innovative solutions will have been properly assessed.Where appropriate professional resources are not available in-house, the client should engage external consultants with appropriate qualifications, skills and experience or avail of the services of the National Building Agency (NBA). Where an authority engages external consultants, it should have regard to the requirements of the Department of Finance as set out in the document "Public Procurement"8.
The Design Brief

A design brief should be prepared for all schemes, no matter how small, and irrespective of whether the design is carried out in-house or by consultants.The brief provides the basic ground rules for the overall design and, as such, has a fundamental bearing on the development of the design and on the quality of the completed scheme. The brief should clearly identify the requirements the scheme is intended to fulfil, highlight the site characteristics which are considered to be of particular importance, set out the budget and timescale envisaged for the project and direct the designers attention to any particular statutory or other requirements which need to be met.Where appropriate the brief should indicate the relative importance of specific items contained in the brief, i.e., distinguishing items as being essential, highly desirable or desirable in the context of the proposed scheme . The initial brief should be seen as the starting point for the design. While it should be as comprehensive as possible, it will generally need to be augmented or clarified at various stages during the design process. This may involve: providing additional information, as necessary; deciding between available options as the design progresses; or choosing between requirements as it becomes clear that not all requirements specified in the original brief can be met. 4
page
The degree to which this occurs will depend on the nature and complexity of the scheme. It is important that adequate provision is made by all parties for continuing feedback and refining of the brief during the design process so as to ensure that the final design meets the best interests of the future occupants of the dwellings. Proper attention to the briefing process will prevent misunderstandings and omissions which may otherwise occur and help avoid abortive work, delays and related disputes.
Content of the Brief

It is not possible to provide a standard design brief suitable for all schemes. In general, the brief should refer to the guidance given in this document in relation to scheme layout and dwelling design, and additional guidance on specific issues, where appropriate. It should take account of previous experience with similar housing projects, local conditions, the characteristics of the site and the expected preferences of the potential occupants. Much of the contents of the brief for a given project will relate to the characteristics of the site, the particular needs to be met by the scheme and special requirements which are considered appropriate to the circumstances. Areas and issues that should generally be addressed in the brief include: 1) The needs to be met and the type of dwellings required: the number and type of households for which the accommodation is being provided; the size and number of dwellings required and the dwelling mix, e.g. five-person units, elderly persons dwellings, disabled persons dwellings, etc.; the type of housing envisaged, e.g. terraced, semi-detached, bungalows, two-storey, apartments, etc.; any specific requirements regarding consultation with prospective occupants, or others.
2) The overall scheme design: the location, type and extent of open spaces, play spaces, car parking, etc.; the area of private space associated with each dwelling and the treatment of boundaries between adjacent private areas and between private and public areas; pedestrian and vehicular circulation within and through the scheme, e.g., road width requirements, footpath links to surrounding facilities; the nature and extent of landscaping envisaged; the inclusion, or otherwise, of an art project or projects.
3) The design of individual dwelling units: space standards to be achieved within the individual dwellings, including the relationship between individual rooms, circulating areas, etc.; the extent and nature of storage provision; the type of heating system, bathroom facilities and sanitary and other services; preference for particular materials components or equipment for reasons such as their being indigenous to the area or compatibility with the existing built environment.
4) Other requirements relevant to the site which may affect the design of the scheme: statutory planning and environmental assessment procedures, including compliance with the requirements of the development plan for the area; requirements with regard to roads and services within or adjacent to the site; the conservation, refurbishment and use of existing buildings and features within the site; the treatment of boundaries between the proposed scheme and adjoining properties; the impact of the scheme in the context of its surroundings; where the scheme under consideration relates to part of the overall site, the proposed uses of the remainder of the site; and ensuring that the scheme is generally appropriate in the context of economic, environmental and social sustainability policies relating to the larger neighbourhood.
page
5) An estimate of the tender cost limit or budget for the scheme.This should generally be derived from the appropriate multiple of the all-in cost ceilings for the housing authority, specified by the Department of the Environment and Local Government for individual dwelling units, making appropriate allowance for non-tender costs, e.g. design, site purchase, etc. 6) A time frame for the completion of the overall scheme, including target dates for completion of the various stages from initial design to contract completion. The brief should be accompanied by available information on the characteristics of the site, including documentation prepared in accordance with the recommendations of the Departments publication "Social Housing Guidelines, Site Selection"9 at time of site acquisition. If this documentation is incomplete in any respect, any omissions should be corrected prior to completion of the brief.
Cost Control
In developing the design, the designer should have regard to the implications of decisions for both capital costs and costs-in-use, i.e. costs associated with the on-going operation and maintenance of the completed dwellings. The aim should be to produce a design of high quality, incorporating innovative solutions where appropriate, while maintaining capital costs within the overall cost estimate developed for the scheme. Durability, maintenance characteristics and overall suitability of materials, components and fittings should be given due weight so as to ensure that cost-in-use does not prove excessive. Effective cost control procedures should be in place so that, when choosing between alternatives, the cost implications can be properly quantified and assessed. Factors which can be particularly significant from the point of view of cost include: the number of different house types in the scheme and the number of each type used; the degree to which the topography of the site is taken into account in the design, particularly as it affects the amount of excavation required for foundations and services; the lengths of service runs, roads, footpaths etc. relative to the number of dwellings provided ; the extent of "hard" landscaping, including screen walling and front garden walls, relative to the number of dwellings provided; the use of forms of construction, components or materials known to have a short life or to require a high level of maintenance; and the use of forms of construction, components or materials which are novel, likely to be unfamiliar to the contractor or require specialist skill and a high degree of supervision to ensure proper installation.
Designers should give particular attention to features and characteristics of the site which have the potential to adversely affect the developed costs of the scheme, e.g. existing streams and waterways, sharp changes of level, pockets of ground of poor load-bearing capacity and features that must be preserved such as trees, buildings or other structures.
page
A
Scheme Design and Layout
A1 : General Considerations
Design Approach
In general, the provision of a satisfactory living environment for the residents and the long-term sustainability of the scheme should be the main considerations underpinning the approach to the overall scheme design. Key criteria include: ensuring that the scheme creates a pleasant living environment which will meet the needs and preferences of the residents. Schemes involving a significant number of dwellings should create streets and spaces that provide a sense of identity and place and, thus, facilitate the development of community; ensuring that the scheme makes a positive contribution to the overall environment of the locality. In this regard, care should be taken in integrating the new housing into the existing built and natural environment so that it contributes to the social, environmental and economic sustainability of the area; ensuring a high level of safety and security for the residents.The scheme should be designed to discourage anti-social behaviour, e.g. layouts should seek to ensure that all access ways and public areas are overlooked by dwellings or are otherwise open to surveillance by residents; maximising amenity and energy efficiency by climate sensitive design which takes account of orientation, topography and surrounding features to control wind effects while optimising the benefits of sunlight, daylight and solar gain; ensuring that, in so far as is practicable, the design minimises barriers to accessibility for all users - particularly the elderly and those with mobility impairment or other disability; and ensuring that the scheme can be constructed, managed and maintained at reasonable cost and in a way which is economically, socially and environmentally sustainable. Materials should be chosen with this in mind. The design should aim to maximise the use of indigenous materials, optimise the areas of roads and other hard surfaces and minimise the lengths of service runs. Small, poorly-defined or poorly integrated areas of public open space which may be unusable, costly to maintain and a source of nuisance to residents should be avoided.
These issues are dealt with in various sections of the guidelines, e.g., Section A3 deals with sustainability issues generally, A4 with security and safety, A5 with access, A6 with services and A7 with community facilities, open space and other amenities. In general schemes should be developed to the highest residential density consistent with these criteria and in accordance with the Development Plan for the area. The need being addressed, the location and nature of the particular site, the characteristics of neighbouring developments and any specific requirements of the Local Authority will all affect the choice of housing type to be provided.These issues are dealt with in Section A2.
Action Plans
Where the area of the site is greater than that required for the current proposed scheme, consideration should be given to how the balance of the land is to be developed.With a view to ensuring the sustainability of the overall development, an action plan should be prepared for the whole site outlining, in a general way, possible uses for the site and indicating their relationship to each other and to their surroundings. Care should be taken to ensure that the location and layout of the social housing will enhance the attractiveness of the overall development for the residents and other users and minimise the risk of social segregation. page
A2 : Dwelling Types and Densities

Dwelling Types
The choice of dwelling types should be determined primarily by the nature of housing need being addressed, the location and characteristics of the site, and the type and density of the scheme being proposed.A particular design aim should be to avoid the monotony frequently associated with developments restricted to a single dwelling type or building height. Consideration should be given to varying the height of dwellings including the use of three storey dwellings, where appropriate. The use of terraced dwellings affords advantages in terms of security, privacy, economic use of building land and economy with regard to construction and running costs while providing reasonable scope for architectural expression. The use of semi-detached dwellings may be warranted in certain circumstances, e.g. site characteristics, existing densities in the area and the need to integrate with the existing built environment. The provision of detached dwellings should only be considered in exceptional cases. The provision of apartment schemes should be considered in appropriate locations. Apartment schemes should generally be similar in scale to surrounding developments.They can be particularly appropriate where there is a significant demand for smaller units of accommodation and where apartment building would be generally in harmony with the character of the area. In general, as high a proportion of dwellings as possible should have direct access from the outside and be provided with clearly defined private open space, e.g. front and/or rear garden. However, where small infill schemes are being provided, it is generally desirable that the new dwellings be integrated with the existing buildings in such a way as to reinforce the existing streetscape. This may require that in some cases the dwellings front directly onto the public footpath (i.e. without front gardens).
Mix of Dwellings
The mix of dwellings to be provided should be based primarily on the results of the most recent assessment of housing need and the characteristics of households likely to be accommodated in the scheme. Regard should also be had to current best estimates regarding the size and type of households likely to be seeking housing in the future, and to the need to ensure that a reasonable mix of dwelling types and sizes is maintained, both in the immediate locality and in the housing stock as a whole. For larger schemes, a design aim should be to facilitate the accommodation of a range of household sizes and types through the provision of a variety of dwellings, while having due regard for the cost implications of an excessive number of dwelling types in any one scheme.
Densities
In general, the number of dwellings to be provided on a site should be determined by reference to the location of the site, the proposed mix of dwelling types, the availability of public services, e.g., public transport, piped water supply and public sewerage system, and the needs and preferences of the future residents, insofar as these can be ascertained at design stage. The proposed density should take account of the provisions of the Development Plan for the area and the guidelines on residential density published by the Department of the Environment and Local Government10.
page
Fig A2.1: Densities appropriate to location.
A high standard of design is essential with schemes generally built up to the maximum densities appropriate to the proper planning of the area. The DOELG guidelines clearly indicate the type of location where increased densities are appropriate and provide guidance on the criteria which should be applied in order to protect the quality of the residential environment where such increased densities are proposed. Higher residential densities are particularly appropriate in redeveloping brownfield sites, in proximity to the centres of towns and cities and in proximity to public transport nodes and access points, including such locations in suburban areas.While infill developments and other urban redevelopment projects should respect the character of the existing neighbourhood, densities should not generally be restricted to comply with existing densities where these are no longer appropriate having regard to site location and transport accessibility.
Rural Dwellings
In certain situations the appropriate response to a particular housing need may involve the construction of an individual dwelling in a rural area, e.g. where there is a clear preference for housing near family, place of birth or place of employment.Where such single rural houses are provided, the prospective occupants must provide a suitable site at nominal cost. Care should be taken to ensure that the siting of the building and choice of construction materials are appropriate to the location and respect and reflect the local traditions of the area. Before deciding on a rural location, particular consideration should be given to the practicality and cost of providing adequate water, sewerage and other facilities and the likely long term demand for such accommodation. The national strategy for sustainable development11 considers that there should be a presumption against urban-generated one-off rural housing adjacent to towns. Site sizes will generally be larger than in urban areas. Frequently the site will not be serviced by public water supply or sewerage services and, in such circumstances, the site size will be dictated by the need to provide for water supply and sewage treatment on site. In particular, the area must be adequate to allow for the disposal of the waste water from the sewage treatment plant without contamination of the water supply source for the dwelling or adjacent dwellings or of the groundwater generally. For dwellings serviced by septic tanks, guidance on site size and dwelling density is contained in S.R.6, Septic Tank Systems: Recommendations for Domestic Effluent Treatment and Disposal from a Single Dwelling House12.
page
10
A3 : Design for Sustainability

General
A key design aim should be to ensure that each housing scheme is economically, socially and environmentally sustainable.This is facilitated by: the provision of a pleasant living environment which meets the needs, and, as far as possible, the preferences of the residents and fosters the development of community; the encouragement of energy efficiency both at construction stage and during the lifetime of the scheme e.g. by climate sensitive design which takes account of the orientation, topography and surrounding features to control wind effects while optimising sunlight, daylight and solar gain benefits; having due regard to the social and environmental consequences associated with the use of materials and resources, e.g. minimising the use of scarce non-renewable resources and using renewable resources and materials which have minimum environmental consequences, wherever practicable; and the integration of the new housing into the existing natural and built environment in a way that makes a positive contribution to the overall environment of the locality.
Microclimate
The creation of a satisfactory micro-climate at the level of the housing scheme involves a balance between the provision of wind shelter and the optimisation of the availability of daylight, sunlight and solar gain.Wind shelter, in addition to reducing the risk of wind-induced damage to buildings, can provide protection from driving rain, reduce energy requirements for space heating and make external spaces warmer and more usable, particularly for the young and elderly. Sunlight provides a feeling of warmth and well-being. Adequate daylighting contributes greatly to a satisfactory living environment and, together with solar gain, can help reduce energy consumption and cost.
Fig. A3.1: Creation of a satisfactory micro-climate
page
11
The degree to which the designer can favourably influence micro-climate is frequently determined by the size, location and nature of the site. In deciding on the site layout, designers should have regard to: the scope for optimising daylighting and solar gain for dwellings through the orientation and spacing of buildings; the scope for optimising the advantages of shelter and direct sunlight through the location and orientation of play areas, courtyards and gardens relative to existing features both on and adjacent to the site, e.g. buildings, walls, trees, hedges; the scope for ground shaping and landscaping to provide greater shelter and limit the extent of overshading of buildings, play areas and other areas which are intended to be extensively used by residents; and the need to limit funneling and channeling of the wind, e.g. appropriate building spacing and orientation, avoidance of long straight building lines, avoidance of passageways through buildings.
Decisions regarding the retention or otherwise of on-site features, e.g. trees, vegetation or structures, should have regard to their potential to contribute to a satisfactory micro-climate for the finished scheme e.g. the degree to which they may provide overshading or act as windbreaks.
Transport
Guidelines dealing with the limitation of vehicle flows and speeds and the exclusion of non-access vehicular traffic are given in Section A5. Insofar as possible the scheme design and layout should minimise the need for the use of private cars.The relevant planning and transport authorities should be encouraged to provide the necessary facilities, e.g. bus stops, shops, schools, etc. at locations which are sufficiently convenient for pedestrian access.The layout of pedestrian routes should facilitate access to such services, so as to limit the need for private transport.
Site Drainage
The scheme design should aim to maximise the use of existing natural drainage patterns and to limit the requirement for separate disposal of surface water offsite.The extent of new impervious surfaces should be limited so as to reduce peak surface water runoff.The judicious use of permeable and semi-permeable surfaces and vegetation can contribute to maintaining water balance and delaying runoff. Existing waterways, ponds and lakes should be utilised where possible and, in specific cases, the provision of artificial detention ponds for surface water may be appropriate. Designers should have particular regard for safety requirements in such situations.
Landscape and Ecology

New housing should respect the environment in which it is situated.The natural topography should be retained, where practicable, with earthworks minimised and little or no transfer of material onto or off the site. Every effort should be made to retain existing trees and vegetation. In choosing vegetation for landscaping and planting, indigenous species and those likely to provide an attractive habitat for local fauna should be preferred, having due regard for other requirements in relation to landscaping as outlined in Section A7.
Materials
The choice of materials for siteworks should have regard to cost, performance, durability, maintainability and overall environmental impact. Insofar as information is available, due regard should be had to the full lifecycle cost and environmental impact of the materials used. The potential for recycling and reuse should also be taken into account.There should be a preference for material from renewable or recycled sources, where available, economic and appropriate for the function. In order to limit the environmental impact and reduce the need to transport material on or off site, the design should take account of the natural topography of the site with any surplus material being used for filling or other purposes, where appropriate.The design should aim to ensure that all materials should be used efficiently with a minimum of waste. page
12
A4 : Design for Security and Safety

General
Safety and security are key elements in encouraging neighbourliness and developing of a sense of community in a new housing area. The design should aim to ensure that roads, footpaths, play areas and other common areas in schemes can be used in safety by children and adults. The discouragement of anti social behaviour, vandalism and crime should also be a specific design objective.
Design for Security

The layout should be such as to provide the greatest possible degree of natural surveillance consistent with needs for privacy and the particular site characteristics.All public and semi-public areas should be overlooked. Where footpaths, other than footways beside roads, are provided, they should be short and direct, with ends intervisible, as far as possible. Roads and footpaths should be adequately lit. Dark, hidden or secluded public areas should be avoided. The fronts of houses should be overlooked from other houses or from well trafficked public areas. "Blind" gables next to public areas and gables not open to surveillance should be avoided. The provision of private areas and treatment of boundaries are dealt with in Section A7. Alternative access routes both to the scheme as a whole, and to individual dwellings within the scheme, should be kept to the minimum. Back gardens should back onto other back gardens or secure private areas and not onto roadways or other public areas. Separate access to rear of dwellings should be avoided as far as possible. If provision is considered essential, they should not be linked to provide through routes. Particular attention should be paid to security where dwellings adjoin open spaces or areas which are difficult to secure, e.g. open land, industrial estates, railway lines or sidings. Security at points of entry to dwellings is of key importance. Such entrance points should be overlooked, where possible, and should be adequately lit.Where it is necessary to use common entrances, e.g. in apartment blocks, the aim should be to limit access to the building to residents, their guests and others who have legitimate business in the building. Common entrances should be arranged so that as few households as possible share each entrance. If more than four households share a common entrance, a system of controlled entry should be considered. Common areas in the vicinity of such entrances should be adequately lit, and designed to discourage loitering. Service meters should be located within the private garden area or, for apartments, in the shared common area, where they can be subject to surveillance and can be read without the need to enter the dwelling. Materials used in public areas and in the boundaries between public and private areas should be sufficiently robust to discourage vandalism.
Design for Safety

The layout and design of roads within residential areas should aim to ensure that traffic volumes and speeds are appropriate and that all forms of through traffic are discouraged. Guidelines are given in Section A5. Materials used for hard surfaces, play areas, etc., should be chosen with due regard for safety in use.The general layout and design of the scheme should have regard for the need to minimise potential hazards, e.g. in the treatment of changes of level and of open water courses that may be retained or created. Adequate lighting should be provided for routes designed for pedestrian use, including routes to dwelling entrances and from dwellings to external stores.
page
13
A5 : Access
General
The design and layout of the scheme should aim to provide safe and convenient access to all dwellings within the scheme and to adjacent facilities and services. The layout chosen should be based on the nature and size of the site and the type of accommodation being provided and should take account of any specific requirements of the local authority. The needs of pedestrians, particularly children, persons with impaired mobility and the elderly, should be accorded particular importance, as should measures to facilitate cyclists and to minimise the need for reliance on private cars.The design should aim to minimise vehicle flows and speeds within the housing scheme and, as far as is practicable, to exclude through vehicular traffic from the scheme. However, care should be taken to ensure that access provision is adequate for fire, ambulance and other emergency services, as well as for refuse collection, and other service and delivery vehicles.The provisions for access should be economical to construct and maintain and should contribute to the security and attractiveness of the overall scheme.
Roads -Traditional Layouts

In traditional layouts road design should generally conform with the recommendations set out in "Recommendations for Site Development Works for Housing Areas"13. The use of roadways narrower than 5.5m for short spur culs-de-sac may be acceptable provided adequate provision is made for off-roadway parking.
Shared Surfaces
Certain designs may provide for pedestrians and vehicles sharing the use of the same surface, e.g., cluster housing or courtyard type layouts where separate roadways for vehicles and footways for pedestrians are not provided. Appropriate signs, road markings, surface texture or other measures should be used to indicate that vehicles do not have right-of-way over pedestrians and other users. Particular attention should be paid to the design of entry points to such shared surfaces. For example, the use of tight kerb radii and ramps at entry points and distinctive surface materials and colours on shared surfaces will help emphasise the difference between shared surfaces and other types of roadway. In such areas, the aim should be to use design and layout measures to restrict maximum vehicle speeds to not more than 25 km/h.
Footpaths and Footways

Footways (paths associated with roadways) and footpaths (paths separate from roadways) should be provided to facilitate pedestrian movement within and through the scheme and to provide easy and convenient access to facilities and services adjacent to the scheme. In traditional layouts, footways should generally be provided on both sides of roadways. Where dwelling access is confined to one side of a roadway, a footway on that side only may suffice.Where routes, other than those alongside the roadway, are likely to be preferred by pedestrians, consideration should be given to the provision of footpaths on such routes. Such footpaths should be as short as possible. In the interest of security, it is desirable that no part is hidden from general view, either from the roadway or nearby dwellings.
page
14
Where footways or footpaths cross kerbs, they should be ramped, the surfaces appropriately textured or marked and the kerbs dished to facilitate blind people and those using prams, pushchairs and wheelchairs.All footpaths and footways should be provided with adequate public lighting.
Cycle Facilities
The design should allow for safe and convenient access by cyclists. Designers should have regard to the guidance given in "Provision of Cycle Facilities, National Manual for Urban Areas"14. In general, the provision of specific on-road or segregated cycle facilities will not be required in housing developments. However, where high vehicle volumes or vehicle speeds are expected, such provision may need to be considered.
Parking
Parking provision should be limited to that necessary to meet the estimated needs of the residents, visitors and users of service vehicles. Account should be taken of the likely level of vehicle ownership and excessive provision should be avoided. Provision for residents parking should be within the curtilage of each dwelling or in a parking area situated as close as practicable to the dwelling entrance.The approach from the car-parking space to the dwelling or apartment block entrance should be level or gently sloping. Where practicable, individual curtilage parking spaces should be capable of enlargement to attain a width of 3m, to allow for wheelchair access, if required. Parking for visitors, where considered necessary, should be provided as close as possible to the dwellings.All parking should be so located as to be generally overlooked from the dwellings or public roadway.
Public Transport
Every effort should be made to facilitate the use of public transport by the residents.The appropriate authorities, e.g. Bus Eireann or Dublin Bus, should be consulted regarding current provision in the area and any future additional provision in this regard, where appropriate.Where access to public transport is available, or likely to become available, adjacent to the site, the layout of footpaths and footways should be such as to facilitate safe and easy access to such services.
page
15
A6 : Services
Water Supply
Every dwelling should be provided with an adequate supply of water for drinking, culinary use and other general domestic purposes. The water quality should comply with the standards set down in the European Communities (Quality of Water intended for Human Consumption) Regulations, 1988 (S.I. No. 81 of 1988)15. Supply from a public or approved group water scheme is preferred, but, if not available, a suitable private supply may be used.Where it is proposed to use a private water supply, the chemical and micro-biological quality of the water should be assessed for compliance with the above mentioned Regulations prior to acceptance. The adequacy of the water supply for fire-fighting purposes should also be considered.
Sewerage
Where possible, discharge of foul water should be to a public sewer or to a sewer which forms part of an approved group sewerage scheme. Where this is not possible, provision should be made for treatment of sewage and disposal of effluent using an appropriate waste water treatment system. In general such provision will only be necessary for certain individual dwellings in rural areas.Where, for an individual dwelling, a septic tank is considered adequate and appropriate, the installation should comply with the recommendations of S.R.6, Septic Tank Systems: Recommendations for Domestic Effluent Treatment and Disposal from a Single Dwelling House16.
Other Services
Every dwelling should be connected to the electricity and telephone networks and provided with a natural gas supply and TV signal via cable, where such services are available.The pipework and cabling associated with such provision should be accommodated underground.This should be facilitated by the provision of the necessary trenching and ductwork at the scheme development stage, following consultation with the various undertakers regarding their requirements.
Location of Underground Services

The position of sewers, watermains and other underground services relative to each other in public areas should be clearly identified and should, as far as possible, remain constant throughout the scheme.The layout should generally be in accordance with the established practice of the local authority and, as far as practicable, should accord with the preferences of the relevant utilities and non-statutory undertakers. In general, the preferred location for all such services is beneath footways and road verges. Sewers should generally be given priority because of the specific requirements of line and level that apply. Where space restrictions make it unavoidable, sewers may be sited under roadways. The location of sewers, drains and other services in private areas adjacent to dwellings should be such as to allow for possible future extensions without the need for significant re-routing of such services.
page
16
A7 : Community Facilities, Open Space and Other Amenities

Community Facilities and Services
In selecting sites for housing, authorities should have given consideration to the need for and the availability of key services and amenities, e.g. shops, schools, churches, parks and playing fields, community meeting places, recreation and leisure facilities. Many new schemes will be relatively small and within existing settlements where such facilities already exist. For larger schemes, schemes which form part of larger developments and for isolated schemes, authorities may have to consider ways to facilitate and encourage the provision of services and amenities either within or adjacent to the site of a proposed scheme. In particular, it is important that suitable premises that can be used as a meeting place by community organisations are available locally.Where such facilities are not available, a suitable site for a community building should be identified. The type of building provided should be based on needs identified in consultation with the residents. For this reason, provision of the community building may be postponed until the majority of residents are in occupation. Funding for community facilities from scheme budgets is limited and related to the size and nature of individual schemes. Additional sources of funding and the possibility of shared use of facilities with residents of adjacent developments should be investigated so as to ensure that the best and most appropriate provision is made.
Public Open Space

In deciding on the extent and nature of provision for public open space within the scheme, regard should be had to the size of the scheme, the nature of accommodation being provided, existing open space provision in the area and the requirements of the development plan for the area. Open space generally should be laid out so that it is attractive and usable by the residents. Large undefined areas should be avoided as should pockets of badly shaped, fragmented or unusable land which are difficult to maintain and may serve as areas for the accumulation of rubbish and locations for anti-social behaviour. The location and layout should be such as to discourage litter as far as possible and boundaries with private open space and other adjacent areas should be designed to inhibit free passage of windblown litter to these areas.
page
17
The design should be such that all common public areas are overlooked from dwellings or from frequented roads or footpaths.
Private Space
Provision for private open space should in all cases take account of the requirements of the Development Plan for the area. Insofar as practicable, all dwellings should be provided with private space adjacent to the dwellings. For individual houses, private space should preferably be provided at both front and rear of the dwelling. The private space associated with individual dwellings should be clearly defined relative to other adjoining public and private spaces. In general, boundaries to the front of dwellings should be low level and unobtrusive, e.g. low level walling. Appropriate post and wire fencing, with "gossip walls" adjoining houses, should generally be adequate at the rear of dwellings. Rear gardens and similar private areas should be screened from public areas, e.g. by the appropriate location of the main building structure, sheds or outbuildings and by the provision of higher level screen walls, as necessary. Rear gardens should not back onto roads or public open spaces. Provision should be made for an appropriately sized clothes drying area, with footpath access, screened from public view. For certain types of schemes, e.g. apartments, the scope for the provision of private space for individual dwellings may be limited or non-existent. In such cases, provision should be made for shared open space and communal clothes drying area. Consideration should be given to the subdivision of these spaces to provide the maximum degree of semi-private space.
Childrens Play Space

In deciding on the location of appropriate play areas, regard should be had to the needs of different age groups. Play spaces for small children should be provided close to the dwellings, e.g. within one minutes walk of each front door, and should be overlooked from the dwellings. Where playgrounds appropriate for older children are not already available in reasonable proximity to the scheme, consideration should be given to providing such facilities. Playground equipment should only be installed where there is a clearly identified demand from prospective residents and, where relevant, the residents of adjacent housing.Where this demand has not been identified at design stage, decisions on such provision should be deferred. Playgrounds should be located so that nuisance is minimised but should be overlooked informally from dwellings or frequented roads or footpaths.
Landscaping
Provision should be made for appropriate soft and hard landscaping of all common open space areas. Plant species and landscaping materials with good resistance to vandalism and low maintenance characteristics should generally be chosen while having due regard to the need to ensure variety and an adequate diversity of species.Vegetation requiring regular watering in dry periods should be avoided. Every effort should be made to retain existing trees, shrubs and other landscape features. However, care should be taken to ensure that retained and new trees or other features do not pose a risk of injury to persons or damage to dwellings or other structures. Landscaping work should be carried out by specialists and provision for this should be included in the building contract.
page
18
Art Projects
The Department of the Environment and Local Government "Per Cent for Art Scheme" is applicable to all local authority housing schemes.This scheme provides that, within the overall budget, limited funding can be allocated for the purpose of carrying out a suitable art project or projects that would enhance the layout and visual impact of the scheme. Authorities may accumulate the funding allowed from a number of projects or combine funding from this scheme with funding from other similar schemes operated by other Departments or public bodies and apply the accumulated fund for a single appropriate art project. Authorities should avail of this facility to support public art and should seek to involve the community in the commissioning process as far as practicable. The conditions of the scheme, including the funding allowed, are outlined in Department of the Environment Circular LS 1/9717.
page
19
page
20
B
Dwelling Design
B1 : General Considerations
Design Approach
The general design aim should be to create dwellings which provide pleasant and suitable living environments for prospective occupants, are functional and have low cost-in-use over their full lifetime. Insofar as required by the brief, the designer should assess the particular needs and preferences of the future occupants and their likely response to particular design solutions. Frequently direct consultation will not be possible and the designer may have to rely on the views of similar groups, experience with similar types of housing elsewhere or guidance from relevant statutory and voluntary organisations, e.g. housing authority, social or health services, Gardai and local voluntary organisations actively involved with those likely to be housed in the scheme.
Space Shelter Security Functionality Health Sustainability Safety Capital Cost Cost-in-use Access & Movement Light
Fig B1.1: Interrelationship of Design Criteria
Regard should be had to traditions, customs and other factors or characteristics peculiar to the area or location in which the scheme is situated, e.g. preference for particular housetypes, types of external finish, fuels for space and water heating, etc.. All relevant factors should be clearly identified in the brief. Key issues to be addressed by the designer include: ensuring ease of access, circulation and use of the dwelling. In addition to guidance on general layout (Section B2) the guidance on access and circulation (Section B4) is relevant; provision of an adequate level of basic amenities. Sections B6, B7, B8, B9, and B10 deal with kitchen facilities, sanitary and bathroom facilities, space heating and hot water, electrical and other services and storage provision, respectively; facilitating the range of diverse activities likely to be met in normal day-to-day living. In this context, designers should have regard to the availability of an increasing diversity of domestic appliances, communications and home entertainment equipment. It is also important to ensure that the design facilitates social interaction between the regular occupants and between the occupants and visiting family and friends. The guidelines regarding general layout (Section B2) and provision for electrical and other services (Section B9) are relevant; ensuring economic, social and environmental sustainability, taking account of the needs of the occupants and the wider environmental impact associated with the construction and use of the dwelling. Sustainability issues, with special reference to energy efficiency, are dealt with in Section B3; and providing for the safety and security of the occupants. Relevant guidance is given in Section B5.
Flexibility and Adaptability

Designers should consider not only the immediate needs of the prospective occupants but also the changing needs of occupants over the life of the dwelling. Insofar as practicable, the design should ensure flexibility in use, accessibility and adaptability. In this connection, particular attention should be paid to the design of shared areas, e.g. kitchens, bathrooms and circulation areas.The aim should be to ensure that dwellings for general use can meet the varying needs of occupants over their lifetimes, including needs associated with moderate mobility difficulties and the normal frailty associated with old age. Elderly or moderately disabled persons, who wish to remain independent in their own home, should be able to do so without the need for costly and disruptive remodelling of the dwelling. Special housing provision should only be necessary for those with more severe mobility difficulties or suffering from extreme frailty.
page
22
B2 : Layout and Space Provision

Layout - General Principles
In general, floor plans should aim at simplicity and convenience taking account of the main activities likely to occur in each room or space over the normal family lifecycle.The design should facilitate the accommodation of related or compatible activities in the same room or adjacent rooms or spaces, e.g., dining areas should be close to food preparation. It should also provide scope for the separation of incompatible activities as far as possible, e.g. there should be scope for noisy group activities remote from study or relaxation.The plan should provide reasonable privacy for living rooms and bedrooms, taking due account of likely internal and external sources of noise. The layout should be designed to make effective use of natural daylight and sunlight, as far as practicable. Dwellings should be oriented so that the main rooms get direct sunlight at some time during the day.Windows should be adequately sized and room shapes should be designed to allow good daylight penetration. Daylight obstruction of nearby windows by protruding extensions or outbuildings should be avoided. The size, shape and location of windows should also take account of the view available and the need for privacy.Views should facilitate supervision of small children at play and of the immediate surroundings. Living room window sills should normally be below the eye-level of seated persons, e.g. glazing should begin at 800mm above floor level, or lower, and there should be no transoms between this level and 1.4m above floor level. It should be noted that the use of safety glazing or guarding may be required where glazing is less than 800mm above floor level.
Space Requirements and Room Sizes

Space requirements and room sizes are primarily determined by the proposed uses of individual rooms and spaces. Provision should be adequate to allow for free circulation within each area, while accommodating appropriate furniture and equipment. In general, adequate space should be provided for the following: reasonable arrangement of appropriate furniture in each room; reasonable degree of freedom of circulation, appropriate to the likely activities; movement of larger items of furniture; accommodation of family gatherings, including occasional visitors; working area and storage facilities appropriate to the likely activities; and door swings which do not interfere with other doors, furniture or circulation.
Floor plans of each room should be prepared indicating typical furniture layout and showing door swings, as appropriate. Table B2.1 indicates the target gross floor area and the minimum floor areas for living and bedroom areas likely to be required to satisfy requirements in typical dwellings. Dwelling types are defined in terms of the number of bedrooms, the number of intended occupants and the number of storeys. Minimum floor areas are specified in terms of the area of the main livingroom, the aggregate area of all shared living spaces including kitchens, and the aggregate area of bedrooms.The area of a single bedroom should be at least 6.5m2 and that of a double bedroom at least 10.2m2. In dwellings designed to accommodate five or more persons, the area of the main bedroom should be at least 12.5m2.
page
23
Table B2.1 relates to standard dwellings for people for whom no special provision is required. Floor areas for accommodation for the elderly, disabled and others with special needs may vary from these depending on the particular requirements to be met.This will also be the case where the accommodation is not self-contained and a degree of communal facilities is provided, e.g. communal kitchen, sanitary facilities or living room.
Table B2.1: Recommended space provision and room sizes for typical dwellings
Minimum Space Provision and Room Size Dwelling Type Target Gross Floor Area (m2) Shared Living Spaces
(including kitchen area) Aggreg. Bedroom Area
Main Room (m2)
Agg. Area (m2)
Area (m2)
Family Dwellings - 3 or more persons

4BED/7P (2 storey) 3BED/5P (2 storey) 3BED/5P (1 storey)
(rural cottage)
100 82 72
15 15 15
35 29 29
39.4 29.2 29.2
2BED/4P (2 storey) (1 storey) 2BED/3P (2 storey) (1 storey)
70 60 65 50
13 13 13 13
26 26 24 24
22.7 22.7 19 16.7
One or Two Person Dwellings

1BED/2P (1 storey) 1BED/1P (1 storey) Bed-sitting room/2P Bed-sitting room/1P 40 35 33 26 11 11 21 16 20 16 24 19 10.2 10.2 -
page
24
B3 : Sustainability and Energy Efficiency

General
Factors relevant to the sustainability of the overall scheme are dealt with in Section A3. In the context of the individual dwelling, design for sustainability involves: optimisation of the energy performance of the building and the reduction of related CO2 emissions; the optimum use of renewable materials and reduction in the use of non-renewable materials in construction and during the lifetime of the building; promotion of the lower consumption of resources during the lifetime of the building through the use of efficient low-maintenance systems, components and fittings; contributing to the maintenance of a high quality indoor environment e.g. through avoidance of the use of synthetic materials which adversely affect indoor air quality or comfort; the minimisation of waste production during the construction process and the provision for recycling of both construction waste and domestic waste generated during the lifetime of the building; and a focus on flexibility so as to facilitate adaptation to the changing needs of the occupants and the maximisation of the buildings lifespan.
During the design process, regard should be had to the implications for sustainability of all aspects of dwelling design. Appropriate design decisions in relation to dwelling layout, levels of insulation, amount and orientation of glazing, utilisation of solar energy, heating system and fuel type, construction materials, and measures to limit the use of potable water can contribute greatly to ensuring sustainability.
Daylighting and Solar Gain

The importance of the scheme layout in influencing the micro-climate around dwellings has been emphasised in Section A3. Careful attention to the layout of the scheme, together with the internal layout of the dwelling and window orientation can significantly enhance the level of daylighting within the dwelling and the impact of solar gain on internal temperature.Where feasible the main living rooms should have south and/or west facades. It is also desirable that bedrooms have a southerly or easterly aspect. Circulation and ancillary areas can be located on the north side. For all dwellings, including apartments, at least one main living room should be facing within 900 of due south. As high a proportion as practicable of the glazed areas of the house should be facing within 300 of due south so as to maximise solar gain.The amount of north facing glazing should be minimised. Depending on site layout and degree of overshading by trees or other buildings in summertime, it may be necessary to make provision for shading against excessive solar gain. For rooms likely to experience high levels of solar gain, at least some elements of the room enclosure should have high thermal capacity, e.g. masonry or concrete components.
Insulation
The insulation levels indicated in the Technical Guidance Document to Part L of the Building Regulations18 are the minimum acceptable. Consideration should be given to incorporating higher levels of insulation where this is technically feasible and does not involve excessive additional cost.
Fuels and Heating

Efficiency, affordability and environmental impact, e.g. emissions of CO2 and other harmful gasses, are particularly important in the context of sustainability.These factors suggest that, in the absence of a local source of waste heat which can be economically utilised, natural gas should be the preferred fuel, where available.
page
25
Designers may also wish to consider the possibility of utilising solar panels to provide a proportion of water and space heating, where economic and practicable. Factors to be taken into account in choosing the heating system and fuel for space and water heating are detailed in Section B8.
Construction Materials
The factors outlined in Section A3 in relation to the choice of materials for site works are also generally relevant to materials used for dwelling construction. In particular, the design should ensure that standard sizes of materials and components can be used with minimum need for on-site modification and associated waste. In addition, designers should have regard to the desirability of limiting emissions of pollutants such as formaldehyde, solvent vapours and other volatile organic compounds which can adversely affect indoor air quality, and should take account of available knowledge in this regard when choosing materials for internal finishes and fittings.
Water
The design should aim to limit the consumption of potable water, insofar as practicable.The system should comply with the requirements of the relevant Sanitary Authority and water saving fittings, e.g. shower heads, taps, toilet cisterns and other appliances should be used, where feasible and acceptable.Where considered acceptable to occupants, consideration should be given to the collection of rainwater and its use for purposes other than human consumption.
Waste
Every effort should be made at both design and construction stages to minimise the amount of waste associated with the construction process. Where the possibility of recycling particular types of waste exists, provision should be made for appropriate separation of demolition and construction waste. Storage provision for refuse containers should be adequate to allow for the storage of separate containers for different types of domestic waste, in order to facilitate recycling of such waste.
Possibility of solar or other renewable energy source Shelter from prevailing wind High levels of insulation
Low water consumption - water saving fittings
Waste Orientation to optimise solar gain
Efficient, affordable, low pollution space and water heating Energy, (Electricity, Gas)
Water - Minimise waste emissions - Provide for recycling of domestic waste
Fig B3.1: Design for energy efficiency and sustainability
Construction Materials - Durable - Low maintenance - Low environmental impact - Renewable Sources - Recyclable
page
26
B4 : Access and Circulation

General
Every dwelling should be provided with a safe and convenient means of access. Circulation within dwellings should also be safe for all users and provide a convenient route from the main access point to each of the main areas within the dwelling.The circulation areas should allow movement between the various areas without causing undue interference with the use of those areas and should be adequate in size to allow for the movement of larger items of furniture. Access and circulation arrangements should have regard to the varying needs of occupants over their lifetimes, including needs associated with moderate mobility difficulties and the normal frailty associated with old age. It should generally be possible for elderly and moderately disabled persons to gain access to and circulate within the dwelling without undue difficulty. Designers should take account of relevant guidance contained in Building Regulations Technical Guidance Documents K and M19.They should also have regard to guidance in the publication Buildings for Everyone.20
Main Access
The pedestrian approach to the main entrance, e.g. from public footpath, car parking area, should be at least 900mm wide and be level or gently sloping with firm, even surface. Raised kerbing, handrails and guarding should also be provided, where necessary.The main entrance should be illuminated, provided with adequate shelter, e.g., a canopy or recessed porch and have a level standing area (slope less than 1:50) clear of any door swing. Where stepped access is unavoidable, e.g. steeply sloping sites or upper level duplex accommodation, the steps or stairway should be designed as suitable for ambulant disabled persons. External entrance doors should have a clear opening width of not less than 775mm. Where a shared entrance is provided to apartments, the common entrance, hallway and stairs should be well lit with no hidden recesses. Security aspects of access to dwellings are dealt with in Section B5.
Access and Circulation Internally

Access to each of the principal rooms, including the main bathroom/WC, should be directly from the internal circulation area and not from another room. However, the dining room may open off the main living room and/or the kitchen without direct access from the circulation area.Where not integrated with the kitchen, the dining area should be adjacent to the kitchen and movement between those areas should not involve negotiation of steps or stairways. In smaller dwellings, the kitchen may be an annexe to the living room and open directly off it. The kitchen should be located so that there is a convenient direct route to the front access door and the door leading to the rear garden, where provided. In general the sitting room (or family room) should be at entrance level.
page
27
Hallways and corridors within the dwelling should have a minimum nominal width of 900mm and should be free of intermediate steps. Radiators and other fixtures may be located within the nominal width of hallways and corridors but care should be taken to ensure that they are not positioned where they might impede the passage of wheelchairs. Internal doors should have a clear opening width of not less than 750mm. There should be adequate circulation space for wheelchair users at entry level generally, affording them access to the main rooms within the living area, e.g. kitchen, dining area and sitting room, and the ability to turn a wheelchair within this area. In houses of two or more storeys with no bedroom at entry level, there should be space within the living area at this level that could be conveniently and safely used as a bedspace.The stairs design should be such as to allow future provision of a stairlift.The possibility of a future need for a through-the-floor lift from the ground to the first floor e.g. to a bedroom next to the bathroom, should also be considered at design stage.
Bedroom Area
Bathroom & WC Area
Kitchen Area
Entry Lobby
Storage Circulation Utility/Lobby
Living Area
Dining Area
Fig. B4.1: Access and circulation - key design features
page
28
B5 : Safety and Security in the Home

General
Many design decisions can have safety and/or security implications. Many aspects of safety in the home are covered by the Building Regulations, e.g. structural stability, fire safety, hygiene, ventilation. Part B and Part J of the Regulations which deal with: a) fire safety, including means of escape in the case of fire, limitation of fire spread, smoke alarms and access and facilities for fire services, and b) the installation and location of heat producing appliances and associated flues and oil storage tanks, are especially relevant. Designers should have particular regard to the guidance on these matters given in the relevant Technical Guidance Documents21. In addition to complying with the Building Regulations, designers should have regard to the risks of accidental falls and other forms of accidents in the home and, in the design of dwellings, should aim to reduce these risks, insofar as practicable. In this context the abilities and limitations of children, the elderly and those suffering from a range of disabilities should be borne in mind. Careful attention to security can significantly reduce the risk of break-ins and burglaries.The extent to which the designer should focus on security issues depends on the nature and location of the building and the degree of vulnerability of the prospective tenants. Where appropriate, the Gardai should be consulted regarding the security aspects of the dwelling design. Designers should ensure that decisions on security measures do not adversely affect the safety of the occupants, e.g. through limiting the means of escape in the case of fire or other emergency.
Prevention of Unauthorised Entry

External features which facilitate access to upper floor entry points should be avoided, e.g. the location of drainpipes or high walls adjacent to upper floor windows. Where access from the front to the rear of the dwelling is provided externally, the access way should be fitted with a full height gate or door, lockable from the inside. All external door and window frames should be securely fixed to the structure.All external doors should be securely fixed to their frames using one and a half pairs of steel hinges and should be fitted with adequate locks and bolts. The doors should be of robust construction and designed to minimise the risk of break-in, e.g. any glass panels fitted to the door or adjacent to the door should be of a size, position and type which cannot be easily broken to allow direct entry or manipulation of locks or bolts. Front doors should be fitted with a door chain or opening limiter and, in the case of solid doors, a door viewer. Recommendations regarding the location of letterplates are contained in I.S. 195 (1976) Letter Plates22 and in Department of the Environment and Local Government Circular N 10/9623.The letterplate should generally be fixed to the door with no part of the letterplate outside the region 760mm to 1450mm above the level of standing outside. It should be located where locks cannot be reached by hand or wire.The distance between the cutting for the letterplate and the lock should be at least 400mm. page
29
Safe Movement and Circulation

Floor finishes in kitchens, bathrooms and other areas likely to get wet should be slip-resistant. Single step changes of level in circulation areas and other locations, e.g. between the working and dining areas of a combined kitchen/dining room, should be avoided. Doors to rooms and storage areas should be located so as not to obstruct circulation. Externally, routes to clothes line, out-buildings, and the location for waste containers should be direct and free from unnecessary changes of level and should have provision for illumination. Stairs should comply with the guidance given in Technical Guidance Document K to the Building Regulations24. Tapered steps should generally not be used. However, where their use is unavoidable, they should be located at the bottom of the stairs. Stairs should be well lit. In general, adequate natural lighting should be available for daytime use.Where it is not practicable to provide a window opening directly onto the stairwell, borrowed light from adjacent rooms or spaces may be used. Artificial lighting should be located where it does not cast excessive shadow particularly for a person descending the stairs. Light fittings should be located where they can be accessed easily for bulb replacement.Two way switches should be provided at top and bottom of the stairs.
Windows and Glazing

Windows should be easily accessible for opening and cleaning. Particular attention should be paid to staircase and bathroom windows in this regard.Windows at second floor and above, with the exception of those opening onto balconies, should be capable of being cleaned safely from inside the building. Windows should be designed to minimise the risk of accidental falls. Opening sections of windows above ground floor level should generally be at least 800mm above internal floor level. Opening sections other than small ventilation lights should be provided with safety catches, friction hinges or other mechanism, so that positive action or significant pressure is required to open a section to its full extent.This is to deter opening by small children and to minimise the risk of the window inadvertently swinging open. However, where a section provides an alternative means of escape in the case of fire, as described in the Technical Guidance Document to Part B of the Building Regulations25, the mechanism should allow the window to be readily opened in such an emergency. Safety glazing should be used a) in doors and in door side panels within 300mm of door openings, where the glazing is less than 1500mm from the floor or ground, and b) in all locations where the glazing is within 800mm of the floor or ground, unless the glazing is fitted with an appropriate permanent guard. However, where the smaller pane dimension is not more than 250mm and the pane area is less than 0.5m2, safety glazing need not be used provided glass of nominal thickness of 6mm or greater is used.
Kitchen
Kitchen layouts should be designed so as to provide safe working conditions, e.g. the location of doors should ensure through traffic does not interfere with the working area; the cooker position should be located away from doors, windows and circulation routes and with no cupboard directly over; storage space should be within easy reach with sufficient room for door opening.
page
30
Electricity, Heating and Gas Services

Guidelines regarding the provision of electricity, gas and heating services are given in Sections B8 and B9.The following are important from the point of view of safety in the home. All electrical work should be carried out in accordance with the safety requirements specified in the National Rules for Electrical Installations published by the Electro-Technical Council of Ireland26. Light switches should be easily accessible and artificial lighting arrangements should provide adequate lighting without excessive shading for the main circulation routes and work areas. Gas installations should comply with the requirements of I.S. 813:1996 Domestic Gas Installations27. Regard should also be had to the requirements of I.S.265, Installation of Gas Service Pipes28 and I.S. 3216, Code of Practice for the bulk storage of liquefied petroleum gas29, where relevant. Gas and solid fuel cookers and fires should be located to minimise the risk of accidental fires. Open fires should be provided with fixings to enable a guard to be fixed in place.
page
31
B6 : Kitchen Facilities and Layout

General
The size and type of kitchen provided depends on the expected occupancy and use pattern of the dwelling. For smaller dwellings, e.g. one or two person dwellings, the kitchen may be an annexe off the main living/dining room. However for larger dwellings it is desirable that there be one main living room separate from the kitchen. For these dwellings, a combined kitchen/dining area can become the focal point for shared household activities e.g. childrens play, pursuit of hobbies, casual meals and informal entertaining.The kitchen is also frequently the location of other household activities such as clothes washing and ironing. It is important that the kitchen design takes account of the space requirements to accommodate these activities.
Kitchen Facilities and Equipment

Every kitchen should be provided with a sink unit/draining board, adequate storage space for food, cutlery, crockery, small appliances and other kitchen equipment and adequate worktop space for the preparation and handling of food. A suitable location together with the necessary gas or electrical service and/or flue connection, should be provided for an electric, gas or solid fuel cooker, as appropriate.This should not be under or immediately adjacent to a window. The layout should also provide suitable locations for the later installation of a washing machine and refrigerator (or fridge/freezer). Provision should also be made for the necessary electrical and plumbing services for the washing machine and an appropriately located electric socket for the refrigerator (or fridge/freezer).
Kitchen Storage
The following table gives guidance on the appropriate level of storage provision in or adjacent to the kitchen for different sizes of dwellings.
Table B6.1 Guidance on minimum kitchen storage provision (m3)
Dwelling Type 4 Bed/7 person 3 Bed/5 person 2 Bed/4 person 2 Bed/3 person 1 Bed/2 person 1 Bed/1 person
Kitchen Storage Volume (m3) 2.75 2.45 2.15 2.00 1.70 1.55
This storage should be enclosed and made up of a combination of floor and wall units and, if possible, should include one tall unit, at least 1.5m high, which can be used for the storage of cleaning equipment and other large items such as brooms, ironing boards etc.. If more convenient this tall unit could be located outside, but adjacent to, the kitchen.The storage units should be conveniently located having regard to the intended activity pattern in the kitchen and the need to ensure accessibility and usability by the occupants. A suitable location should also be provided to allow for the installation of a tall refrigerator or fridge/freezer.
page
32
Work Surfaces
The worktop area should be 600mm deep and, exclusive of the draining board, the minimum length of worktop provided should be as follows: 1/2 person household 3/4 person household 5+ person household 900mm, 1200mm, 1500mm.
The sink, cooker and other fitments should be arranged so that the sequence "worktop, cooker, worktop, sink, worktop" can be continuous and unbroken by a doorway or circulation route.The sequence may be linear, Lshaped or U-shaped.The minimum length of individual worktop elements should be 300mm.The relative positions of the sink and cooker should be chosen to facilitate this sequence. For example, where provision is made for a solid-fuel cooker, the general kitchen layout should be considered when selecting the flue location. The spaces provided for a refrigerator or fridge-freezer and a washing machine should be chosen to ensure that these appliances can be integrated with the fixed storage and equipment provided.
Layout - General Considerations

In deciding the dimensions, shape and layout of the kitchen, the following factors are important: there should be direct routes, other than through another room, from the kitchen to the front and rear doors; if the kitchen is entered directly from the rear garden, the entrance door should be adequately draughtproofed and the provision of a draught lobby should be considered; the cooker should be located away from internal and external doors, should not be under or immediately adjacent to a window and should be clear of circulation routes within the kitchen; the sink should, in general, be located under a window; the distance between opposite floor units, or between floor units and the opposite wall should be at least 1200mm; if the dining area is not adjacent and integrated with the kitchen, the layout should facilitate the location of a small table or equivalent to allow for meals to be taken in the kitchen; adequate natural ventilation should be provided as far as possible. Where this is not possible effective extract ventilation sufficient to prevent cooking smells and steam permeating to the rest of the dwelling should be installed; and adequate natural lighting and a direct view to the outside should be provided.Where this is not possible, e.g. smaller apartment dwellings, every effort should be made to provide a view to the outside from the kitchen area, albeit through an adjoining room.Where the design allows, the kitchen window should overlook a private secure area suitable for children playing, e.g. the rear garden.
page
33
B7 : Sanitary Facilities and Bathroom Provision

Sanitary Appliances.
Part G of the Building Regulations 1997 specifies requirements in relation to the provision of bathrooms, bathroom appliances, hot and cold water supplies, sanitary conveniences and washing facilities, and the Technical Guidance Document to Part G30 gives guidance on appropriate level of provision to meet these requirements. Designers should also take account of requirements of Part M of the Building Regulations in this regard. Where only one WC is provided it should generally be located within the bathroom containing the fixed bath and washbasin. However, dwellings designed to accommodate seven or more persons should be provided with a separate WC and washbasin. Where a fixed bath is provided, it should have a slip-resisting surface and be fitted with a shower attachment. The bath location should be such that suitable fixing positions are available for the shower attachment, shower curtain rail and any associated fittings.
Bathroom and WC Compartment

The bathroom should be of adequate size to allow for: a) b) c) d) suitable location of sanitary appliances; space for normal activities associated with bathing, use of WC, etc.; space for fitting suitable shelving and storage presses; and door opening without obstruction.
Areas of walls adjacent to the bath, shower and wash basin should be provided with a tiled or other appropriate finish so as to prevent water damage.The bathroom window should be placed where it does not interfere with the shower area and can be opened conveniently and safely, e.g. not directly over the bath. The location, size and layout of the bathroom and WC compartment should take account of relevant guidance contained in Building Regulations Technical Guidance Document M31. Designers should also have regard to relevant guidance in the publication Buildings for Everyone32. The bathroom layout should be designed so that adaptation for use by wheelchair users, e.g. allowing a side approach to the bath and WC while maintaining accessibility of the wash basin, can be achieved with minimum difficulty. Walls adjacent to baths and WCs should be capable of taking adaptations such as grab rails, should these be required at a later date.
Sanitary Pipework
Sanitary pipework providing for the discharge of soil and waste water to foul water drains should generally be of the single stack type, i.e. with a single stack serving as a combined soil and vent stack.The dwelling layout should facilitate the location of relevant appliances so that unvented branch pipes can be used for each appliance. Within any individual scheme, consideration should be given to the standardisation of the plumbing and ductwork arrangements in dwellings whose design varies otherwise. This facilitates precutting of pipework and prefabrication generally and can lead to significant economies.Adequate precautions should be taken to minimise noise nuisance and to accommodate thermal movement, particularly where the stack is located in an internal duct. Provision should be made for access for testing and maintenance purposes.
page
34
B8 : Space Heating and Hot Water

Space Heating Design Approach
In general, provision should be made for whole house heating capable of achieving and maintaining the temperatures set out in Table B8.1 when the external temperature is -10C and the air change rate in individual rooms is as indicated. In calculating heat losses for individual rooms, losses or gains between adjoining rooms should be taken into account as should losses to adjoining dwellings (on the basis of an assumed temperature of 110C in such dwellings).
Table B8.1 Design Temperatures and Air Change Rates
Rooms or Spaces
Temp. (0C)
Air changes per hour
Living areas, e.g. lounge, dining, study, (including bedrooms used part time for study or as living area) Kitchen (not used as living area) Bedroom (not used as living area) Circulation areas, e.g. hall, landing Bathroom Separate WC
21 18 18 18 22 18
1.5 2.0 1.0 1.5 2.0 2.0
Heating System and Fuel Choice

The choice of heating system and fuel should be determined primarily by expected capital and running costs, including possible servicing and maintenance costs, and the preferences of the likely occupants. Regard should also be had to efficiency in use, ease of operation and expected emissions of smoke, CO2 and other harmful gasses.Where natural gas is available on site, it should generally be the preferred fuel for space and water heating, unless there are particular reasons for the use of an alternative fuel. Consideration should also be given to the possibility of using solar panels or other renewable energy technology to provide a proportion of the energy for space and water heating, where economical and practicable. Exceptionally, it may be appropriate to connect to a district heating system utilising waste heat from adjacent commercial or industrial undertakings or from a combined heat and power (CHP) installation. The most usual choice of heating system will be a standard central heating system based on a single boiler per dwelling and heat distribution by hot water to radiators. However, consideration should also be given to the merits of other types of system. For smaller dwellings, in particular, the use of individual room heaters may be more efficient and economical. In certain circumstances, the use of communal heating based on a central boiler may be appropriate. Where radiators are used, they should be sized to ensure that, in normal operating conditions, heat output is adequate to meet the calculated heat losses for each room, increased by 10 W/m2 floor area to allow for intermittent use. The need for care in choosing the location of radiators and other heating appliances is noted in Section B2, Layout and Space Provision, and Section B4, Access and Circulation.
page
35
Assuming a control system which does not assign priority to either space or water heating, the boiler should be sized so that its output, in normal operating conditions, is sufficient to meet the sum of the design outputs of the chosen room heaters, together with an allowance of 2kW for domestic hot water (where provided by the central heating system) and an appropriate allowance for heat losses from heating pipes located outside the heated area. The extent of such pipework should be minimised.The extent of boiler oversizing should be limited as far as practicable. Irrespective of the main space heating system and fuel used, consideration should be given to providing a secondary means of heating in the main living room.The choice should take account of expected tenant preferences, capital costs, running costs and the types of fuel available locally. In many cases the secondary means of heating may be an open fire or closed appliance using solid fuel, together with appropriate flue and chimney. In smoke control areas, open fires and other solid fuel appliances should be capable of burning smokeless fuels. In these areas open fires should not be the source of heating for domestic hot water, nor should they provide space heating for other than for the room in which the fire is located.
Hot Water
Provision should be made for an adequate supply of hot water to bath, sink and wash basins. Generally hot water will be supplied from a central store, i.e. a hot water cylinder. The minimum capacity of a hot water cylinder should be 117 litres for dwellings of design occupancy levels of up to 3 persons and 136 litres for larger dwellings. The cylinder insulation should preferably be in the form of a permanent factory-applied coating. Where hot water provision is integral with the central heating system, and the system would not be appropriate for the provision of hot water only, e.g. a solid-fuel based central heating system, alternative provision should be made for summer hot water.This will generally be a time-controlled electric dual immersion heater. The temperature setting on the immersion heater thermostat should be no higher than 660C.
page
36
B9 : Electrical and Other Services

General
Appropriate provision should be made for the following services to each dwelling: electricity; natural gas (where available); telephone; cable TV (where available).
The location of any necessary meters, fuseboards, etc. should be in accordance with the requirements of the relevant utility.
Electricity
The electricity installation should comply with the requirements of the latest edition of the National Rules for Electrical Installations published by the Electro-Technical Council of Ireland (ETCI)33. Adequate levels of artificial lighting should be provided for all rooms and circulation areas, generally by means of ceiling pendants. Consideration should be given to the use of a standard ceiling-mounted fluorescent fitting in the kitchen.Tenants should be advised to use energy-saving compact fluorescent fittings in other areas of the dwelling. Consideration should also be given to the need for supplementary lighting in specific areas, e.g. adjacent to kitchen worktops, in the main living room and in the main bedroom. Light switches should be rockertype and should be conveniently located, generally adjacent to doorways and at a height of between 900mm and 1200mm above the floor and at least 300mm from internal corners. No more than two switches should be grouped together at any one location. Two-way switches should be provided where appropriate, e.g. for landing lights. Sufficient socket outlets should be provided in each habitable room.The following Table indicates the level of provision which should generally be provided. Sockets should be located for the maximum convenience of users, with at least one socket in each of two opposite walls.They should generally be between 400mm and 1200mm above floor level and at least 300mm from internal corners. However, in the kitchen at least two sockets should be located adjacent to the worktop and at a level at least 150mm above the worktop level.
Table B9.1 Guidance on provision of electric socket outlets
Room
No. of socket outlets
Kitchen
3 twin sockets (4 if combined Kitchen/dining), cooker outlet (if required), 3 single sockets* 2 twin sockets 3 2 2 1 1 twin twin twin twin twin sockets sockets sockets socket socket
Dining (if separate) Living Main bedroom Other bedrooms Hall Landing
* 2 twin sockets should be located adjacent to the worktop. Single sockets should be appropriately located for refrigerator, washing machine and dishwasher. The single sockets may be combined depending on location.
page
37
Where an electric immersion water heater is being installed, provision should be made for the necessary switch control with timer. All dwellings should be provided with a suitable door bell.
Gas
Where a natural gas supply is available locally, a gas supply should be provided to each dwelling. In general, provision should be made for space heating and water heating by gas and a gas outlet point provided at an appropriate location for the later installation of a gas cooker. The installation should comply with the requirements of IS 813:1996 Domestic Gas Installations34.
Telephone
All dwellings should be provided with a single telephone outlet point located in the hallway or other appropriate location.A drawwire in conduit should be provided from this point to the chosen telephone cable entry point to facilitate the installation of the cable by the utility.
TV Outlet
All dwellings should be provided with a suitably located TV outlet point with drawwire in conduit to the roofspace or other appropriate TV cable entry point in order to facilitate later installation of necessary cabling and connection to aerial or local TV cable network.
page
38
B10 : Storage Facilities

General
Designers should have regard to the storage needs of the occupants when deciding on the overall layout of dwellings and the sizes of individual rooms and spaces. Storage needs can be considered under the following general headings: general household storage e.g. - storage for larger items of household equipment and possessions, e.g. garden tools, brooms and brushes, a vacuum cleaner, an ironing board; - storage for smaller items of equipment and personal possessions, e.g. books, toys, sports equipment; - storage for equipment such as prams and pushchairs and for outdoor clothing - generally adjacent to the dwelling entrance; refuse and fuel storage; storage for food, cutlery, crockery, cooking utensils, washing and cleaning materials and related equipment - generally in, or adjacent to, the kitchen; storage for clothing and household linen, e.g. - storage associated with clothes washing, e.g. soiled clothing, washed clothing; - storage for bedding and household linen; - storage for personal clothing.
Provision should be made for a basic level of storage facilities at construction stage and the size and shape of individual rooms and spaces should be such as to be adequate to allow reasonable choice to the occupant with regard to the location of presses, wardrobes and other storage facilities. In general, provision should be made, at design stage, for general storage, kitchen storage fittings (See Section B6 for suggested level of provision), space for pram or pushchair, fuel storage and location for refuse containers.
General Storage Provision

All dwellings should be provided with a basic level of general storage.Table B10.1 gives guidance on the level of storage provision desirable. Storage areas provided should be reasonably shaped so as to allow for storage of relatively large items.
Table B10.1 Guidance on general storage provision (m2)
Designers should aim to provide some general storage space on each floor of the dwelling. General storage space should preferably be accessible from the circulation area but should not be such as to encroach on required circulation space or impede free movement. Individual houses and other dwellings provided with direct external access and adjacent private open space, allow for the location of part of the general storage provision externally. This may be provided separate from the main building, e.g. in a garden shed or outhouse, or attached to the building. The location of stores, sheds or outhouses should be chosen so as to minimise obstruction of views, limit possible interference with future extensions and contribute to screening and shelter, where appropriate.
Dwelling Type
General Storage Provision (m2)
4 Bed/7 person 3 Bed/5 person 2 Bed/4 person 2 Bed/3 person 1 Bed/2 person 1 Bed/1 person
4.5 3.5 3.0 2.5 1.5 1.5
A space for hanging outdoor clothes, should be provided adjacent to the main entry. In family dwellings a space for a pram or pushchair should be provided in the same area.
page
39
Refuse and Fuel Storage

All dwellings should be provided with an appropriate location for the storage of refuse containers. This will generally be an external location which is convenient for the occupants and facilitates the refuse collection service. Dwellings with provision for the use of an open fire or other solid fuel appliances should be provided with an appropriate storage space for solid fuel. This may be in the form of a fuel bunker. The minimum capacity should be 0.35m3 except where solid fuel is the main fuel for space heating when the minimum store size should be 1.35m3. The location of refuse bins and fuel storage should be such as to avoid the need for excessive carry distances. Designers should also make provision for any storage needs which may be associated with other fuels, e.g. oil, LPG.
Other Storage
A storage press for washed clothing and general household linen should be provided in all dwellings.The minimum capacity should be 0.5m3 for dwellings for four or more persons and 0.3m3 for smaller dwellings.This press should be accessible from the circulation area and, where practicable, be adjacent to the domestic hot water cylinder, e.g. in the form of a hotpress or airing cupboard. The dimensions of bedrooms and livingrooms should be such as to allow reasonable choice for the occupants in relation to the location of additional storage facilities, e.g. additional presses for blankets, household linen etc., wardrobes and presses for personal clothing and effects. In family dwellings, provision should be made for a child resistant lockable medicine cabinet or store.This will usually be located at high level in the kitchen or bathroom.
page
40
References
1. A Plan for Social Housing, Department of the Environment, 1991 2. Social Housing - The Way Ahead, Department of the Environment, 1995 3. Memorandum HGS 6/92, Assistance Towards Housing Accommodation and Associated Communal Facilities Provided by Approved Bodies, Department of the Environment, 1992 4. Buildings for Everyone. Access and Use for all Citizens, National Rehabilitation Board, 1998. 5. Building Regulations, 1997, Technical Guidance Documents A-M, Department of the Environment, The Stationery Office, 1997 6. Memorandum N8/82, Memorandum on the Procedures to be Followed and the Standards to be Applied in Providing Local Authority Dwellings, Department of the Environment, 1982 7. Social Housing Guidelines, Site Selection, Department of the Environment, 1997 8. Public Procurement, The Stationery Office, 1994 9. See Ref. 7 10. Planning Guidelines on Residential Density, Public Consultation Draft, Department of the Environment and Local Government, 1999 11. Sustainable Development - A Strategy for Ireland, Department of the Environment, 1997 12. S.R. 6 1991, Septic Tank Systems, Recommendations for Domestic Effluent Treatment and Disposal from a Single Dwelling House, National Standards Authority of Ireland, 1991 13. Recommendations for Site Development Works for Housing Areas, Department of the Environment and Local Government,The Stationery Office, 1998 14. Provision of Cycle Facilities, National Manual for Urban Areas, Department of the Environment and Local Government and Dublin Transportation Office,The Stationery Office 1998 15. Statutory Instrument No. 81 of 1988, European Communities (Quality of Water Intended for Human Consumption) Regulations, 1988,The Stationery Office, 1988 16. See Ref. 12 17. Circular LS 1/97, Artistic Embellishment Scheme, Department of the Environment, 1997 18. See Ref. 5 19. See Ref. 5 20. See Ref. 4 21. See Ref.5 22. I.S. 195 (1976), Letter Plates, National Standards Authority of Ireland, 1976 23. Circular N 10/96, Low level letter plates in Local Authority houses, Department of the Envionment, 1996 24. See Ref. 5 25. See Ref. 5 26. National Rules for Electrical Installations, Electro-Technical Council of Ireland, 1991 27. I.S. 813 (1996), Domestic Gas Installations, National Standards Authority of Ireland, 1996 28. I.S. 265 (1994), Installation of Gas Service Pipes, National Standards Authority of Ireland, 1994 29. I.S. 3216, (1988), Code of Practice for the Bulk Storage of Liquefied Petroleum Gas, National Standards Authority of Ireland, 1988 30. See Ref. 5 31. See Ref. 5 32. See Ref. 4 33. See Ref. 26 34. See Ref. 27
page
41

Social Dwellings Design Guidelines

Uploaded by

Document Information

Original Description:

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

Social Dwellings Design Guidelines

Uploaded by

Copyright:

Available Formats

Social Housing Guidelines

Printed on recycled paper

Social Housing Guidelines

Printed on recycled paper

Social Housing - Design Guidelines

Social Housing - Design Guidelines

Guidelines - Scope, Purpose and Content

Social Housing - Design Guidelines

Design Brief and Cost Control

The Design Brief

Social Housing - Design Guidelines

Content of the Brief

Social Housing - Design Guidelines

Social Housing - Design Guidelines

Social Housing - Design Guidelines

Social Housing - Design Guidelines

A2 : Dwelling Types and Densities

Social Housing - Design Guidelines

Fig A2.1: Densities appropriate to location.

Social Housing - Design Guidelines

A3 : Design for Sustainability

Fig. A3.1: Creation of a satisfactory micro-climate

Social Housing - Design Guidelines

Landscape and Ecology

Social Housing - Design Guidelines

A4 : Design for Security and Safety

Design for Security

Design for Safety

Social Housing - Design Guidelines

Roads -Traditional Layouts

Footpaths and Footways

Social Housing - Design Guidelines

Social Housing - Design Guidelines

Location of Underground Services

Social Housing - Design Guidelines

A7 : Community Facilities, Open Space and Other Amenities

Public Open Space

Social Housing - Design Guidelines

Childrens Play Space

Social Housing - Design Guidelines

Social Housing - Design Guidelines

Social Housing - Design Guidelines

Social Housing - Design Guidelines

Fig B1.1: Interrelationship of Design Criteria

Flexibility and Adaptability

Social Housing - Design Guidelines

B2 : Layout and Space Provision

Space Requirements and Room Sizes

Social Housing - Design Guidelines

Main Room (m2)

Agg. Area (m2)

Family Dwellings - 3 or more persons

39.4 29.2 29.2

2BED/4P (2 storey) (1 storey) 2BED/3P (2 storey) (1 storey)

22.7 22.7 19 16.7

One or Two Person Dwellings

Social Housing - Design Guidelines

B3 : Sustainability and Energy Efficiency

Daylighting and Solar Gain

Fuels and Heating

Social Housing - Design Guidelines

Low water consumption - water saving fittings

Waste Orientation to optimise solar gain