Peabody

Design Guide
July 2018
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Peabody Design Guide 2
Contents (page 1 of 2)
How to use this Document 2 Peabody Key Requirements &
Preface5 04 Design Guidance
01 Introduction Streets & Public Realm 35
Peabody Legacy 7 Site Planning  36
Streetscapes, Wayfinding & Movement 38
Peabody Today 8
Safe & Secure Environments 39
A Changing Context 9 Public Realm 40
Development Outside London 11 Sustainability41
The Role of the Design Guide 12 Energy42
02 Achieving Design Quality Water Management
Materials & Construction Site Waste
43
43
Design Quality 14
Transport  43
Design Quality Goals 15 Overheating44
Procurement16 Operational Efficiency, Resilience and Durability  45
Design Development Process 18 Buildings46
Peabody Design Review Process 21 Building Design 47
03 Core Design Principles Building Fabric & Materials
Fire Safety
48
49
Identity25 Fire & Rescue Service Access 49
Community27 Tall Buildings (over 9 storeys) 50
Sustainable Design 29 High Density Development 51
Safety31 Communal Spaces 52
Affordability 32 Entrances & Circulation
Arrival at the Front Door  53
Communal Entrance Lobbies  54
Lifts  55
Circulation  55
Communal Staircases  55

Peabody Design Guide 3

Contents (page 2 of 2)

04 Communal Facilities
Car Parking  57
Features of the Home
Private Amenity Space  81
Cycle Storage  58 Windows  83
Waste Management Strategy  58 Services 84
Community Facilities  59 Security 84
Communal External Amenities Design for Different Tenures 85
Green Infrastructure 61 Mixed Tenure Communities  86
Public Open Space 62 Affordable Rent 87
Communal / Podium Gardens  64 Shared Ownership  87
Play Areas 66 Private Sale  88
Roof Gardens  67 Private Rental Sector  89
Operation & Estate Management Key Worker Housing  90
Services Systems  69 Specialist Housing 91
Care-taking Facilities 69 Specialist Housing Key Principles 92
Estate Maintenance & Management  69 HAPPI Design Principles  93
Example of Care-taking Facilities 69 Non-residential Uses 94
The Home 70 Mixed Use Communities  95
Home Layout & Rooms Commercial Units  96
Layouts 
Circulation 
72
74
05 Appendix
Living Spaces  74 Summary of Key Requirements 99
Kitchens & Dining Areas  75 Design Principles & Aims for Extra Care 106
Bedrooms  76 Design Guide Credits 107
Home Offices  77 Bibliography108
Bathrooms & WCS  77
List of Abbreviations 109
Storage  78
Laundry  78
Adaptable Homes  79

Peabody Design Guide 4

Preface
Peabody has been at the forefront of providing affordable housing in
London since 1862. Our mission is to help people make the most of their
lives by: providing good quality homes, working with communities and
promoting wellbeing.
Working with architects and planners, and together
with the public and private sector, we have
commissioned many award-winning, notable
developments that continue to make a significant
contribution to the rich and diverse architecture in
and around London.
We believe that good design is fundamental to
creating places where people want to live. This is
why we place such importance on making sure
our developments foster well-being through high
quality homes, well-planned neighbourhoods, and
links to amenities and community facilities.
As a major London developer, we have ambitious
plans to build many more homes. Where we can,
we will maximise the number of low cost rented
homes for people on average incomes or lower.
We are clear that the homes we build for sale help
us to generate income to fund the delivery of new
affordable homes.
With a focus on using efficient layouts and
cost effective materials to promote long term
sustainability, we aim to build homes that are safe,
easy to maintain, energy efficient and flexible for
the changing needs of our residents.
This Design Guide is intended primarily for our
project teams, including architects and designers,
to show our core principles and ambitions in
developing new homes and neighbourhoods.
The message to contractors, local authorities,
our development partners, and others, is that we
are serious about design, and by drawing on our
wealth of experience as an established housing
provider, we know what is successful and practical
for the people who live in our homes.
Our commitment to the quality of what we build is
primarily focused on the experience of our residents
living in our homes. However, we also recognise
the contribution our schemes make to the fabric
of London. By listening to our residents and truly
understanding what it means to them, we will invest
in good quality from the beginning.
As a long-term investor, we know that good design
makes sense from a commercial perspective as
well as creating the communities of tomorrow and
adding to the vibrancy of the areas in which we
work. We will use our knowledge and experience
alongside external expertise to establish Peabody
as an organisation known for placemaking.
Brendan Sarsfield
Chief Executive
Peabody Design Guide 5
01
Introduction

Darbishire Place, Niall Mclaughlin Architects

Peabody Legacy
Peabody has a long and proud history of providing well-designed
homes for Londoners. The legacy commenced in the mid-19th century in
response to Edwin Chadwick’s work on the health and social problems
of overcrowded and unsanitary slum housing that dominated much of
London at that time.

George Peabody, whose endowment established
the Peabody Trust in 1862, defined its mission as
“to ameliorate the conditions of the poor
and needy of this great metropolis and to
promote their comfort and happiness.”
From the outset, providing new well-designed
homes was identified as being the most effective
way of achieving this mission, and from the 1860s
– 1880s, Peabody developed a series of estates
which provided safe and healthy homes.
150 years on, these estates remain familiar
landmarks around London, still providing homes
and sustaining communities - demonstrating a
durability and resilience that are a testament to
the quality of their original design and construction
and reminding us that decisions we make today
are going to last for many generations. These
early estates provide a legacy which we aspire to
emulate in our current development programme.
In 2017, Peabody merged with Family Mosaic,
bringing together the combined legacy of
three pioneering housing charities to create an
organisation that provides homes and services to
more than 111,000 residents across London and The
South East.
Family Mosaic’s history goes back to the early Blackfriars Estate, Henry Astley Darbishire
1960s, when Rt Rev Eamon Casey was appointed
director of the Catholic Housing Aid Association.
Also a founding member of the charity Shelter,
his dedicated work had a profound impact on
raising awareness for the continuing problem of
homelessness. Volunteers from the Association
held weekly advice sessions for families – Catholic
or not – who found themselves in difficult housing
situations. Subsequently the Association began
to buy and convert houses, and in 1963 the
organisation’s name was changed to 'Family
Housing Association'.
Also in 1963, the 'New Islington & Hackney Housing
Associations' established. Over time New Islington
& Hackney Housing Association continued to
grow and in 2004 was re-branded as Mosaic. Both
organisations grew from their early roots supporting
their local communities to become successful
regional housing associations before merging to
form 'Family Mosaic' in 2006.

01 Introduction Peabody Design Guide 7

 Silchester, Haworth Tompkins

Peabody Today
We have built a reputation for
quality and innovation.

The merged organisation builds on the strengths

and successes of the founding organisations; its
current mission echoing George Peabody in its
ambition
“to help people make the most of their
lives by providing good quality affordable
homes, working with communities and
promoting wellbeing.”
Putting the most vulnerable first and providing great
places where people want to live is at the heart of
what Peabody does. This is not an end in itself, but
is part of a broader ambition to build resilience in
people and foster communities.
Our recent developments have set the standard
for new housing in London having completed a
number of successful award-winning schemes.

Putting the most vulnerable first

and providing great places where
people want to live is at the heart of
what Peabody does

01 Introduction Peabody Design Guide 8

 A Changing Context
The context within which Peabody is operating is changing. London continues to be a vibrant and successful
global city, which attracts people from all over the world, growing at a rate of around 70,000 people per year,
reaching 10.5 million in 2041 (GLA, Can the Mayor’s new Plan deliver Good Growth for London?, 2018).
This has posed some serious challenges in terms of
the city’s infrastructure, not least in terms of housing
supply. A deficit in housing supply has led to house
price inflation outstripping wage growth, leading to
housing becoming increasingly unaffordable.
At the same time, a combination of the right-
to-buy schemes and the reduction in public
investment in social housing, has led to the number
of new affordable homes being provided falling
as demand grows and the percentage of the
population priced out of the private sale market
increasing year on year.
In response to these challenges, and together
with the need to generate cross-subsidy funding
to ensure the affordability of homes we deliver,
Peabody is no longer developing the mono-tenure
estates that were the cornerstone of Peabody’s
original mission.
The focus of our development programme has
now moved to creating mixed and integrated
communities, providing homes for affordable rent,
shared ownership and other intermediate housing
options and private sale, together with commercial
and community facilities to meet a broad range of
housing needs. Whilst this Design Guide focuses on
the quality of our homes, it also reflects the need
01 Introduction
to develop these homes successfully within more
complex developments.
The Mayor’s London Plan has established the
Good Growth by Design, 2017 programme. This not
only sets an ambitious target of providing 66,000
new homes a year in London, many of which will
need to be affordable rent, but also establishes
qualitative principles within which this growth
should be framed:
• creating an inclusive city that supports health
and well-being for all
• supporting everyone to fulfil their potential, by
providing inclusive access to transport and other
public services
• supporting and enriching public and civic
spaces – allowing for vitality and change whilst
sustaining and strengthening the character of
London’s existing neighbourhoods
• creating partnerships between the public and
private sector – to yield wider benefits of change
• making London healthier; with clean air, easy
access to green space and more efficient
buildings supplied by cleaner energy
• ensuring that communities see the benefits
of growth, and by enabling broader public
participation in how the city changes
This recognises that to accommodate the required
growth, London is seeing more complex and
denser schemes coming forward and that such
schemes require careful attention, guidance and
scrutiny of design.
It is important that lessons are learned from the
rapid growth in housing supply in the 1960s and
1970s which has left a damaging and costly
legacy of social and technical problems. Within
this context the quality and sustainability of the
homes and the communities that are developed in
response to the current challenges are vital to their
long-term success.
The quality and sustainability of
the homes and the communities
that are developed in response to
the current challenges are vital to
their long-term success
Peabody Design Guide 9
 Thamesmead Waterfront, LDS

70,000
people per
year, requiring

66,000
new homes
London’s annual
population growth
(Good Growth by Design, 2017)

01 Introduction Peabody Design Guide 10

Development Outside London
Problems within the housing market are not limited to London, with Hargood Close, Proctor and Matthews
shortages of affordable homes being recognised throughout the South
East of England. A lack of affordable secure rented accommodation,
combined with high costs of commuting and lower local salary levels,
only amplify the growing distance to home-ownership.

As part of the merger, all Family Mosaic homes and
supported housing schemes outside of London
have been transferred to a subsidiary. Peabody
will continue to work with local authorities in the
south east to build on Family Mosaic's reputation
for developing good quality homes which help
address local housing needs. Furthermore, by
utilising our experience in delivering supported
housing, we aim to provide high quality
accommodation and care for those with additional
needs.
The guidance within this document presents our
requirements for all future schemes and is to be
equally applied across our whole development
programme without differentiating between those
developments built in London or outside. This
means all existing and future residents can expect
the same high standards, quality, and services
regardless of where they live.
The only areas of difference that will vary outside
London, relate to:
• Consideration to local housing need, and market
conditions with regards to the range of homes
and tenures to be delivered on particular sites or
in particular locations.
• Compliance with local planning policy, and how
this may differ from the London Plan and the
Mayor’s Housing SPG, in terms of sustainability
(Energy, Air Quality, Renewable Energy
Requirements, etc.) that will not have negative
impact on residents.
• Where Homes England has a requirement that
is not required as part of the GLA grant funding
programme or has not already been included in
this guide.
• The provision for car parking in recognition of
location, lack of access to public transport
and the greater distances that residents have
to travel daily that may exclude other more
environmental forms of transport (cycling).
Provision will be based on local planning
guidance, market feedback and PTAL rating.

01 Introduction Peabody Design Guide 11

The Role of the Design Guide
The merger with Family Mosaic has made Peabody
one of the biggest housing associations in London, and
given us the capacity to tackle larger development
and regeneration projects.
This Design Guide describes how
quality design will support Peabody’s
mission and its ambitions to support
the Good Growth Agenda and
recognise the scale of the challenge
facing the city. It will guide those
within Peabody who commission
or procure new homes and the
Consultants, Developers, Joint
Venture Partners and Contractors who
are engaged to support Peabody's
development programme.
The guidance within this document
is structured across three chapters.
All future design proposals should
encapsulate the guidance and
aspirations set out within each
chapter so as to embody the
Peabody vision for homes and
communities, and deliver great
places to live.
01 Introduction
Chapter 2 - Achieving Design Quality Upton Village, Plaistow Hospital, PCKO
This chapter outlines Peabody's
approach to achieving design
quality, as well as the design
considerations, processes and
partnerships which form the starting
place for all future schemes.
Chapter 3 - Core Design Principles
In order to achieve our desired
design quality, this chapter presents
Peabody's encompassing core design
principles, which should be upheld
throughout all our future design
proposals.
Chapter 4 - Peabody Key
Requirements & Design Guidance
This chapter provides detailed
requirements, and supporting
guidance to inform detailed
design proposals which will create
attractive, functional and sustainable
developments, and fulfil Peabody's
aspirations, core design principles and
achieve design quality.
Peabody Design Guide 12
02
Achieving Design Quality

Mint Street, Pitman Tozer

02 Achieving Design Quality Peabody Design Guide 13
Design Quality
Peabody’s reputation for high quality and innovative design has made
us one of the most respected names in the affordable housing sector. We
have achieved this by working with the best designers and having robust
procedures to monitor quality through the design development and
procurement process.

What is Design Quality? St John's Hill, Hawkins Brown

We believe that design quality is Design quality for Peabody is creating

not simply the outcome sought but great architecture, homes and public
also the means through which it spaces, built on timeless success
is created. We have a reputation while looking firmly to the future, and
for creating communities that help understanding people, their lives and
people make the most of their lives the communities in which they live.
by working with statutory, community
This document presents quantifiable,
and industry partners to provide
and highly deliverable requirements
homes and spaces of high design
to which all future development
quality.
should aspire, so as to achieve the
Design quality has a positive impact highest quality for our new homes,
on the way people live, work and buildings and communities, delivering
socialise. It is able to bring pleasure, homes where people will want to live.
activity and opportunity and give
a sense of unique identity to our
communities. We seek design quality
at all levels and in all details of
our work. This insistence on quality
extends to the quality of our project
management and delivery, the ease
of use and cost of running the new
homes we build and by obtaining
feedback from our new residents.

02 Achieving Design Quality Peabody Design Guide 14

Design Quality Goals
The following design quality goals
drive the design of all our homes
and communities:
1. Celebrate the heritage of Peabody and
Family Mosaic and continue our legacy of
high quality buildings and places;
2. Create inclusive places designed for all
to use and promote equality, diversity
and social cohesion through mixed and
balanced communities, and tenure blind
design;
3. Respond to the existing character, identity
and culture of an existing place, and
make a positive contribution to the wider
community by developing beautiful
buildings which respect their surroundings,
along with outstanding public realm;
02 Achieving Design Quality
4. Create exemplary buildings and open
spaces that inspire, delight, respect and
give pride to those who visit, live, work and
play in them;
5. Provide homes that are safe, secure and
efficient to run.
6. Build the best homes and communities we
can, which meet the needs of our residents
now and in the future;
7. Engage with local residents and
stakeholders throughout the design process;
8. Work as a team to produce high quality
design solutions that give us the competitive
advantage;
9. Support family life, and individual health
and well-being within our communities by
creating safe and healthy environments that
value privacy as well as sociability;
10. Create sustainable homes and
communities, to provide the maximum
benefit to our residents and future
generations;
11. Use excellent materials that withstand
weathering and use, which function
superbly, last a long time, and allow our
schemes to be as efficient, and cost-effective
as possible.
Peabody Design Guide 15
 Monier Road, Pitman Tozer

Procurement (page 1 of 2)

With a target of developing 3,000 new homes per

annum, a range of procurement and development
opportunities will be employed to meet this target and
help deliver the new homes that people need. These
fall into four main categories:

Peabody Led Schemes – Land Section 106 Agreements (S106)

Acquisitions
This gives us the most control over
design and quality, acquisition of
suitable residential development land
is a very competitive market and will
therefore only ever form a part of our
future development programme.
Joint Ventures
These give us the opportunity to
work with Developers/Contractors
who share and understand
our values, bring together our
expertise and resources (land,
finance, development, sales and
management skills, etc.) to share risks
and costs, and add value to large
development opportunities.
We work with a select range of
Developers as partner for the
affordable homes on their schemes.
Whilst this gives Peabody the least
opportunity to input into the design
and specification of the scheme,
we will expect our S106 Developers
to work with us on maximising the
affordable homes to meet our
requirements.
Reverse Section 106
Agreements (S106)
This covers schemes whereby
we dispose of land we own to a
Developer for them to develop the
site to our brief, before returning the
affordable housing element of the
scheme to Peabody on completion,
e.g. West Thamesmead – Berkeley
Homes.

02 Achieving Design Quality Peabody Design Guide 16

Procurement (page 2 of 2)
Peabody support a range of procurement routes so as to promote innovative
design development and support the work of a range of industry partners.
Establishing that the right structure, process and programme are in place is critical
to ensuring successful procurement.
Selection Delivery Partners
Selection of high quality contractors,
developers and JV partners who
understand and share Peabody’s
commitment to quality design is
a prerequisite to achieving the
aspirations within this design guide. As
part of this process we are looking to
develop our BIM requirements and will
be piloting this with suitable partners,
so as to improve future developments
and capture the asset data needed
to more efficiently maintain them.
To improve the buildability of future
schemes and to help de-risk the
Design & Build process, we are
engaging much earlier with our
contracting partners, using their
expertise at the design development
stage as part of a Pre-Construction
Service Agreement (PCSA).
Additionally we are assessing
the opportunities for using off-site
manufacturing as part of our future
delivery options.
02 Achieving Design Quality
Tender
Prior to tender, the design should be
developed to a stage beyond the
planning consent to ensure that the
detail design of those elements of
the building which are specific to the
project and important to achieving
the design quality – the envelope,
common areas and landscape are
captured in the tender documents.
Such detail design development
should not preclude the opportunity
for tenders to put forward alternative
proposals for achieving the design
intent, but allow such proposals to be
considered as part of the evaluation
of the tenders, so the impact on
design quality can be taken into the
assessment of the project. Thereafter
it is important that the detail design
is delivered through the construction
stages of the project.
Tender returns should be carefully
reviewed to identify any qualifications
that would impact on design quality.
Construction
During the construction stage it is
important to monitor progress on site
to ensure that buildings are built well
and in accordance with the design
and specification. The contractor and
the contractor’s designers, whether
novated or not, will be expected
to provide regular updates on
progress, design and specification
information, and health and safety
information, as part of an agreed
project management process. The
Employer’s Agent, our retained M&E
consultant, Peabody's Construction
Inspectors and Delivery Team will visit
sites regularly and ensure that quality
issues are addressed at site meetings.
Samples and mock-ups should be
used to agree final specification
of materials and finishes, providing
benchmarks to measure finishing
quality throughout the project.
Benchmarking flats within each
development phase will be used as
the standard required at handover.
Handover
Vigilance is required at handover to
ensure that any incomplete works,
defects and snags are recorded
and actioned. The contractor and
the contractor’s designers should
provide a compliance statement prior
to handover. The Employer’s Agent,
Peabody's Construction Inspectors
and Delivery Team will carry out
inspections to ensure that quality
outcomes have been delivered.
As part of a move to a ‘soft landing’
approach, Housing and Asset
Management are involved in a
scheme before handover. Technical
demonstrations and inductions for
our clients and New Homes Team, will
look to support the After-care Service
provided by the Contractor to resolve
any minor defects promptly within the
first six weeks after handover.
Peabody Design Guide 17
Design Development Process
Selecting Designers & Consultants
Selecting and working with a high quality project team is a pre-requisite to
achieving design quality.
Consultants' Frameworks
Peabody will maintain frameworks
for architects and other consultants,
providing access to a range of skills
to tackle the diverse challenges
which Peabody may be faced with
in developing up to 3,000 new homes
per year. All consultants on the
frameworks have been selected for
their commitment to design quality,
their passion for detail as well as the
big picture, and their understanding
and appreciation for the experience
of the individual resident as well as
the passer-by.
Our frameworks provide an
opportunity to promote a learning
culture so that lessons learned from
one project can be fed back to
inform future projects.
02 Achieving Design Quality
(page 1 of 3)
Selecting the right consultants and
designers for a particular scheme is
important to us. Selection is based
on the experience of the particular
practice, their performance on other
schemes and their ability to work as
part of a project team.
After appointing the right architect
it is important to protect the
quality of their original design and
maintain quality throughout the
development process. Whilst most
Peabody-led development will be
developed through Design & Build
JCT arrangements, we will take the
design process through to RIBA stage
3+, supporting the design with our
standard Employer’s Requirements,
and incorporating the advice of
specialist consultants from our
frameworks prior to the tender stage.
In developing the design beyond
planning stage information, we aim
to reduce design risk and create
a fair risk sharing profile with our
contractors, avoiding the problems
that have existed in the industry
with single stage tenders - “design &
dump” and poor quality lowest price
outcomes.
In order to protect the design integrity
of the schemes we will encourage
our contractors to retain the project
architect as their D&B designer. Our
architects are therefore required
to offer a full service and not just
achieve planning approval. This forms
a key criterion in our selection of
designers.
S106 Developments & Joint
Ventures
When partnering with other
developers in the design and delivery
of new homes, Peabody will promote
the appointment of designers with a
proven track record in high quality
design, and will ensure that the design
review process is an integral part of
any such arrangements.
Competitions
For high profile or prominent sites
architectural competitions may be
held to identify creative solutions.
Competitions will follow RIBA
guidance and include an honorarium
for shortlisted practices.
Peabody Design Guide 18
 Archway Campus, Haworth Tompkins

Design Development Process (page 2 of 3)

Building Successful Teams

Successful schemes maximise the skills and resources available within
an experienced and knowledgeable project team, while harnessing the
passion and experience of local communities.

Team working Community Engagement

Project designers need to be supported by the right Community engagement is a key part of the
team, consisting of a wide range of professional process to achieving design quality. It provides
expertise in order to understand the demands of an opportunity for designers to learn about the
the brief and the complexities and opportunities of context in which they are working from those who
the site. live, work or have an interest in the locality, and for
the evolving design to be challenged by those who
Each of the core disciplines should join a project
know the area the best.
as early as possible, so as to work together
collaboratively to ensure a balanced approach Local engagement should be started early and
to developing the project vision and key design without any pre-conceived ideas. Feedback should
concepts. This is particularly true for large and be carefully recorded and shared with participants.
more complex projects where building services
and structural engineering advice is required at
the outset to ensure the design is coordinated from
RIBA Stage One onwards to maximise quality and
efficiency of the design.
Where possible, a contractor from our framework
will join the team to support the design
development process, improve buildability and
apply their experience to avoid potential for
defects.

02 Achieving Design Quality Peabody Design Guide 19

Design Development Process (page 3 of 3)

This diagram illustrates our Client Consultants

typical process of design
Provide outline brief RIBA Stage 1
development with key
responsibilities and actions Carry out site analysis

of Peabody and the Capacity testing & development options

design team within each
Gateway 1 - CMG Approval to proceed
project stage so as to
ensure the design quality Develop concept design RIBA Stage 2

of our schemes: Concept design report

Approval to proceed with Stage 3

Develop scheme design RIBA Stage 3

Develop planning documentation FINANCIAL VIABILITY

CHECKS - STAKEHOLDER
Gateway 2 - Approval to proceed with Planning Application CONSULTATION

Submit planning application

Technical design to tender RIBA Stage 4.1

D&B tender stage

Check costing and scheme sign-off

Gateway 3 - CMG Approval to proceed

Working drawings RIBA Stages 4.2

Construction RIBA Stages 5 - 6

Post occupancy evaluation & Feedback RIBA Stage 7

02 Achieving Design Quality Peabody Design Guide 20

Peabody Design Review Process (page 1 of 2)

Design review is a well-regarded process for improving the quality of

design proposals. Peabody has an established Design Review Process that
should be adopted to ensure that each of our projects meet our design
quality and value for money targets, are easy to maintain and manage,
and offer the best possible outcomes for our residents.

All schemes should be designed
in accordance with the design
principles, key requirements
and guidance set out within this
document, along with Peabody’s
Employer’s Requirements. These
will form part of the brief to our
Architects. The process of reviewing
each of our projects explores how the
buildings and places can best meet
the needs of the people who will
use them by improving the quality of
design throughout the scheme.
The Design Review Process is
separated into three stages of review
and authority:
Consultation with Key Internal
Stakeholders
In developing the brief, and
throughout the design development
process, it is important that we fully
consult with Peabody’s internal
clients and stakeholders, giving an
opportunity for them to comment on
the evolving design and outline their
specific design requirements.
This Design Guide represents the
agreed standard requirements from
our internal stakeholders, and as
such will form part of the brief for
any project and a benchmark for
assessing design proposals.
Consultation is an on-going process
as design development continues
into the construction phase on D&B
projects. Our internal stakeholders are
all represented on the Operational
Design Panel. When a scheme goes
to ODP at each gateway stage
this should be the conclusion and
summary of consultation that has
occurred at that stage.
Operational Design Panel (ODP)
Project-focussed group meets
fortnightly to review:
• Typical design matters, detailed
specifications and variations to
standard Employer's Requirements
• Updates to design proposals
• Post occupational surveys and
resident feedback
The ODPs are organised and serviced
by the Design and Quality Team
(D&QT), and consist of a single
representatives from:
• Housing Management & Estate
Services
• Sales and Marketing
• Supported Housing (when
applicable)
• Housing Options
• Asset Management PPM Team &
Compliance Team
• Health & Safety Team & Fire Team
Capital Management Group (CMG)
Following the ODP meetings, schemes
will be submitted at strategic stages
throughout the project programme
to the CMG, so as to review them
against Peabody's strategic plans
and financial models before receiving
approval to proceed.
Outcomes from the design review
process and the ODP will be made
available as part of the reports made
to the CMG when schemes are
submitted for approval.
Separate from the design
review process and programme
management exercised by the CMG,
as part of the general governance
and oversight of the direction of
Peabody’s development programme,
there are regular meetings of
Peabody’s Board Design Panel. This
gives the Board an opportunity to be
briefed on the design of particular
schemes and assess whether these
are in line with the organisation's
broader aspirations.

02 Achieving Design Quality Peabody Design Guide 21

Peabody Design Review Process (page 2 of 2)

ODP CMG

STAGE DESCRIPTION FOCUS OF REVIEW STAGES

• Baseline information & urban design analysis

PROJECT ACQUISITION
Bid Stage - • Planning policy
Pre-acquisition • Outline business case
• The vision

Gateway 1 - CMG Approval to proceed

• Feasibility stage design

RIBA Stages 0-3
• Capacity study
Post-Acquisition SCHEME DESIGN
Feasibility • Initial LA requirements
TO PLANNING
• Initial build cost & viability, energy &
management strategies

• Design proposals for all urban design,

architecture, landscape strategies
Pre-Planning Stage • Planning compliance
• Energy & management strategies

Gateway 2 - Approval to proceed with Planning Application

RIBA Stages 4.1
Key Stakeholder
Consultation • Development of design from planning TENDER DOCUMENTS
Construction Contract drawings to RIBA Stage 3+ & PROCUREMENT
Tender Stage • SE & M&E details and scheme Employer’s
Requirements

Post Construction • Proposals for materials, energy systems,

BMS, CSH compliance, lifts, windows and
Contract Technical doors, lighting, and all appropriate design
Review specifications

Gateway 3 - CMG Approval to proceed

Construction • Any design and specification changes

RIBA Stage 4.2-6
• Completed scheme internally and externally DETAILED DESIGN
Site Visit by D&QT including units of all tenures & CONSTRUCTION

Resident Satisfaction • Resident’s moving in experience and initial

Survey view of scheme management

• Scheme positives and negatives

Post Completion RIBA Stage 7
Scheme Evaluation • Resident feedback and post occupancy
review of systems OPERATION

02 Achieving Design Quality Peabody Design Guide 22

03
Core Design Principles

Creek Road, bptw

03 Our Key Design Principles Peabody Design Guide 23
 Darbishire Place, Niall Mclaughlin Architects

Introduction
At Peabody, we believe that creating high quality
environments, with active public realm and distinctive
architecture, is essential to creating safe and desirable
communities that make a positive and lasting
contribution to the neighbourhoods in which we work.

The Core Design Principles identified
within this chapter summarise our
commitment to investing in people
and their communities. We have
identified five design principles which
inform the Key Requirements and
Design Guidance contained in the
next chapter:
Identity
Community
Sustainable Design
These encompassing themes form the
basis for all future design, reflecting
a holistic approach to shaping great
places that people can identify
with, which build characterful and
spirited communities, deliver lasting,
sustainable and affordable design
solutions and promote secure and
safe environments. Moreover, they
represent Peabody's aspirations and
ambition for our current and future
communities.

Safety
Affordability We want to make a
positive and lasting
contribution to the
neighbourhoods in which
we work

03 Our Key Design Principles Peabody Design Guide 24

 Peabody Avenue, Haworth Tompkins

Identity
Peabody developments should have a distinctive
identity, where the mix of uses, built form and public
realm respond to and reinforce an existing or
emerging context to create a strong sense of place.

Responding to the Context Enhancing Existing

Development of new homes can
be both welcomed for bringing new
life and investment to an area and
opposed because they are seen as
a threat to existing communities. To
ensure that new developments are
welcomed, it is important to start
the design process with a thorough
understanding of the context
within which they are located –
be it a rich urban context, or an
emerging context as part of a large
regeneration scheme.
Designs should respect and reinforce
those aspects of the context that
work well and seek to resolve or
mitigate those aspects that work less
well. Understanding the history of the
site, the surrounding community and
the hierarchy of spaces and routes
through and around the site will be
important to develop a design which
can respond appropriately to its
context.
Communities
It is the people and personalities
throughout our communities who
bring life, activity and culture to the
places we build. Active involvement
of residents and an appreciation
of their influence can help create
individual identity and contribute to a
community's unique sense of place.
In order to do this, in regeneration
projects it is important to consider
opportunities to keep communities
together through clear decant
strategies that are informed by the
needs and preferences of existing
residents, as well as providing
attractive, accessible and functional
public places for the community to
come together and interact.

03 Our Key Design Principles Peabody Design Guide 25

 Lock Keepers, Allies and Morrison

Identity
Creating Places with Identity & Character
The design of new communities should seek to
reflect the best aspects of existing local character
and integrate well with the surrounding area,
while also projecting a sense of its own identity. A
place's unique character is defined not only by the
architecture of the buildings, but also by the space
around them and is affected by factors such as the
quality of vegetation, paving, lighting, furniture and
security.

High Quality Landscape & Public Realm

Peabody are committed to delivering high quality
landscape and public realm that is distinct and
relates to its context, is well-linked and clearly
defined, and supports active uses. This dedicated
approach to creating distinctive places should be
based on an understanding of space, enabling
the creation of places and open spaces in which
people want to live, play and visit.

Wayfinding, Movement & Legibility

Successful places promote a clear image and are
easy to understand, read and interpret. Through
clear wayfinding methods such as signposts,
street names, landmark buildings and destination-
orientated streets and footpaths, vehicles, cyclists
and pedestrians can successfully navigate
themselves through a neighbourhood.

03 Our Key Design Principles Peabody Design Guide 26

Community
Being part of an active and supportive community is a desirable aspiration for many people, however building
such a community requires more than simply physical interventions. Working with our residents, staff and local
stakeholders, we aim to offer opportunities for new developments to build a sense of community through the
following means:
Creating a Sense of Community
A sense of community lies at the centre of what
makes our communities strong, vibrant and
safe. By introducing a considered approach to
design and creating identity, new developments
can encourage their residents to feel proud of
the place where they live and foster a sense of
ownership of their community. Active involvement
of residents within their community can promote
many unquantifiable benefits, such as a sense of
safety and security, as well as companionship and
support.
This added sense of care for and pride in, not
only their home, but the place they live in, helps
encourage people to independently maintain
their buildings and open spaces. The design of
new developments should importantly consider
opportunities to grow community cohesion and
interaction, so as to encourage and support an
enhanced sense of community.
03 Our Key Design Principles
Collaboration & Influence
We believe that designing with communities
instead of for them is the only approach to building
sustainable developments for the future. Adopting
an open and inclusive approach to consultation
and design ensures that local residents and
stakeholders can positively influence the design
and long term objectives of their community, so
as to drive positive change and achieve a lasting
legacy.
Where appropriate, all Peabody schemes should
look to establish a comprehensive and highly
collaborative engagement strategy which invites
residents and stakeholders to join from as early in
the design process as possible.
We believe that designing with
communities instead of for them
is the only approach to building
sustainable developments
Inclusive Design
We put our customers and residents first and
foremost in all design based decisions, supporting
a dedicated approach to inclusive design and
ensuring that our communities represent residents
and their diverse needs. Inclusive design applies
to not only the individual homes and buildings, but
also the streets, public spaces and the complete
context of the location; it must be considered
from the outset of the design process for all future
Peabody homes and remain integral throughout.
Our placemaking-driven approach to design
embraces equality, understands the flexibility
of uses and structural design, ensures complete
accessibility to recognise everyone's needs and
limitations, and accommodates for all, regardless of
age, gender, mobility, ethnicity or circumstances.
These inclusive principles run throughout this
document, informing our detailed design guidance
so as to ensure our communities are inclusive and
improve the lives of the people they support.
Peabody Design Guide 27
Community
Tenure Blind
The design of buildings and spaces
should be tenure blind, whereby
homes of affordable rent, shared
ownership and private sale and
rent are indistinguishable from one
another in terms of design quality,
appearance or location within a
community.
We are committed to maintaining our
reputation for architectural quality,
commissioning good design across
all tenures. In order to achieve this it
is important that we strive for design
innovation, allowing a design-led
approach to deliver the same high
quality without incurring greater
costs and ensuring the affordability
of our homes for current and future
residents.
03 Our Key Design Principles
RESIDENTS
Partnership Working RESIDENTS
KEY
STEERING
We work in partnership with local STAKEHOLDERS
GROUPS
authorities, industry partners, residents
and all key stakeholders to ensure
we’re building communities, not just
homes. When embarking on joint
ventures and working in partnership
with developers or local authorities, a
project should seek to find common
ground and shared aspirations for the PEABODY
future of a community. While strategic
partnerships should always begin
JOINT VENTURE
with the firm foundations provided by
PARTNER
living in a Peabody home, working
with experienced industry leaders
offers valuable opportunities to
PROJECT TEAM
bring significant added value to STATUTORY
our schemes, and helps deliver the AUTHORITIES
desired design quality.
PROJECT
DESIGN TEAM
CONSULTANTS
Peabody Design Guide 28

Sustainable Design
Sustainability is an important characteristic for new
developments – as applicable to their physical and
environmental sustainability as it is to social resilience
of their communities.
Environmental Sustainability
All new developments should
take account of the principles of
environmental sustainability which
states that the demands placed
on the environment should be met
without reducing its capacity to allow
all people to live well, now and in
the future. Developments should be
designed to use less energy and be
more affordable to run.
All future development should
understand the risks of climate
change on physical structures and
the well-being of the inhabitants,
and address these through design
methodologies reflecting guidance
set out within CIBSE TM59 as part of
the design process.
For details on our sustainable design
requirements and design guidance
please refer to the section within this
document titled 'Sustainability' from
page 47.
03 Our Key Design Principles
Darbishire Place, Niall Mclaughlin Architects
Longevity
Like George Peabody’s original
estates, new homes should be built
to last for generations. The primary
structure and envelope should be
made of materials that are durable
with a design life of more than 100
years. Externally materials should be
used which are low maintenance and
will age gracefully. Roofs, building
services and other components
should be easy to replace.
The demands placed on
the environment should
be met without reducing
its capacity to allow all
people to live well now
and in the future
Peabody Design Guide 29

Sustainable Design
Health, Wellbeing and Social
Resilience
Our commitment is to help people
make the most of their lives by
designing homes that promote
community resilience through
sustainable and energy-efficient
designs that improve residents’ health
and well-being.
Air Quality - ventilation, noise, lighting
and overheating strategies proposed
for the building should be carefully
considered so as to reduce the
impact of pollution and disruptive air
quality.
Noise mitigation - building design
should carefully consider the impact
of internal, neighbouring and external
noise disruptions to properties,
and take appropriate measures to
mitigate this as much as possible.
03 Our Key Design Principles
Upton Village, Plaistow Hospital, PCKO
Daylight - Building heights, massing
and orientation to be considerate
and designed appropriately to
offer optimum access to daylight
and sunlight, and avoid adverse
impacts on access to light for nearby
properties.
Private Amenity - each dwelling
should have access to private
external amenity space to provide
access and views of green spaces to
residents.
Active Lifestyles - Local amenities,
public transport, points of interest
and routes to the wider community
to be accessible by safe, secure
and walkable routes, to encourage
physical activity by walking and
cycling.
Peabody Design Guide 30

Safety
Every resident has the right to see their home as a
sanctuary and a place of safety.
Creating a Sense of Security
It is widely recognised that there is
a link between design and crime.
Careful attention to the planning of
routes, buildings and open spaces,
can help reduce crime and the
fear of crime within homes and
communities.
Strong working relationships with the
local police and crime prevention
design advisers should be established
at the start of the development
process, to discuss the security
and safety implications of design
approaches. All developments
should carefully consider and seek to
prevent crime through appropriate
environmental design, aspiring to
make the public environment as safe
as possible for residents and visitors.
03 Our Key Design Principles
Pembury Estate
Fire
Following the Grenfell Tower tragedy,
we made a commitment to build
new developments to fire safety
standards that exceed the current
Building Regulations. In addition to full
compliance with Building Regulations,
Peabody is committed to installing
sprinklers in all new developments
that are three storeys or above and
only using non-combustible cladding
systems. We will fully consider all
recommendations that arise from the
current investigations into the fire.
All developments should
carefully consider and
seek to prevent crime
through appropriate
environmental design
Peabody Design Guide 31
Affordability
Providing homes that are affordable is at the heart of Peabody’s mission.
Reconciling quality aspirations with affordability is one of the greatest
challenges faced in designing new homes.
Capital v Life Cycle Costing
Unlike private housing developers we, like other
affordable housing providers, have a long-term
interest in the properties that we develop, both
as landlords and as housing managers, and as
such have a responsibility to keep both rents and
the running costs as low as possible to ensure that
they remain affordable. Accordingly, the life-cycle
costs of a development have to be given equal
weighting to the capital costs in assessing the long
term affordability of a development. Savings made
at design and specification stage can have costly
implications over the life of the building. Building
fabric and building services installations should be
robust, long-life and low maintenance.
03 Our Key Design Principles
Efficiency & Buildability
Whilst efficiency and buildability on their own
will not produce quality developments, they are
important considerations to ensure that all new
developments are viable and affordable. High net-
to-gross efficiency, low external wall to floor areas
percentages, stacking of structures and services
should always be targeted to keep costs down,
to release as much of the scheme's budget as
possible on the more tangible qualitative aspects
of the scheme that can deliver the most long-term
value.
We have a long-term interest in the
properties that we develop
Modern Methods of Construction
In the past we have been at the vanguard of
technical innovations from modular construction
to zero carbon housing. We remain committed
to modern methods of construction that can
improve build quality, reduce waste, speed up
construction and reduce costs and we will endorse
the use of any such system so long as it is can be
demonstrated that it will deliver tangible benefits
and is supported by a suitable independent
certification.
Peabody Design Guide 32
04
Peabody Key
Requirements &
Design Guidance

04 Pembury Circus, Fraser Brown Mackenna

Introduction
Building on the design quality and principles outlined within the previous
chapters, this chapter sets out the key requirements and design guidance
for the delivery of all future Peabody homes and communities.
These requirements reflect the new funding
standards applicable to the London Affordable
Housing Programme 2016-2021, as set out within
the London Plan (2016) and Housing SPG (2016),
as well as responding to the draft New London
Plan (2017). Whilst the majority of Peabody’s new
developments will be in London, for those sites
outside of London we will seek the same design
standards with the exception of compliance with
the London Plan energy requirements.
Peabody are committed to maintaining
high design standards to create homes and
communities which are safe, easy to maintain,
energy efficient and well designed. We will
continue to build upon lessons learnt from older
developments and innovations in the industry, to
develop community models which embrace the
change in demographics and lifestyles required
over the coming years. We hope to maintain high
design standards within a changing context, whilst
continuing to reflect Peabody's legacy, to create
high quality communities which people are proud
to call home.
04 Peabody Key Requirements & Design Guidance
How to Use This Guidance Peabody are committed to
The guidance within this chapter is separated maintaining high design standards
under the following structure of priority:
to create homes and communities
Key Requirements
which are safe, easy to maintain,
These represent Peabody's required design energy efficient and well designed
deliverables for all new residential developments,
regardless of tenure.
Design Guidance
This supporting guidance presents a wide variety
of practical and focussed design considerations
for the more specific elements of our homes and
communities. Together with the key requirements,
these guiding principles offer a practical tool
for internal development teams, designers,
consultants and contractors to ensure Peabody's
standards, quality requirements and aspirations
are appropriately incorporated into schemes and
contract documents.
Peabody Design Guide 34
Streets & Public Realm
The streets, squares and other public spaces that make up the public realm keep us connected and support
the activity and social interaction which is the lifeblood of our towns and cities. The public realm provides the
context within which our new developments sit, and as such, its design should be a key consideration. Our new
developments should enhance the existing public realm, and on larger developments, provide new streets and
public spaces that will improve connectivity and provide opportunities for social interaction and public events.

Key Requirements
• New Developments should make a
positive contribution to the public realm
by improving connectivity, hard and soft
landscape and public amenities where
possible.
• The design of all roads, pavements, car
parking, associated drainage, lighting
and landscaping shall be to the Local
Authority’s adoptable standards, whether
they are adopted or remain as private
areas.
• All future schemes should follow the site • The development shall be designed to:
layout principles contained in Section 1 of
- Include clear legible routes /
Secured by Design 2016 (or latest version).
wayfinding;
• Developments shall ensure that there is - Maximise active façades / active
step-free access across the site, from drop-
ground floors facing streets;
off to entrance doors.
- Avoid dominance of street level car
• Developments shall retain existing natural parking, where provided it should be
features such as mature trees, where
well overlooked.
possible, to enhance the development.

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 35

Streets & Public Realm
Design Guidance
Site Planning
• Building design, density and layout should
be appropriate and responsive to the local
character, history and heritage, grain and scale
with a thorough appreciation of the surrounding
context.
• There should be no blank façades onto the
public realm, so as to create interest, promote
safe and well overlooked streets and public
spaces, and help to prevent crime and the fear
of crime. This includes gable ends of buildings
which should maintain the active facade with
fenestration and balconies.
• Buildings should be laid out to reinforce a
traditional streetscene with a clearly defined
building line with entrances and active frontages
facing onto the public realm and share a positive
relationship to the street.
• Design proposals should promote community
integration and ensure that new buildings and
streets share a similar scale to surrounding
neighbourhoods.
04 Peabody Key Requirements & Design Guidance
• Variation in building scale and massing increases • Mature trees and planting are to be retained
the level of interest along the streetscene. where possible to help a new development to
Typically, lower elements should correspond with feel grounded within its setting and encourage
the immediate context, and where appropriate, ecological assets to flourish.
taller buildings should be strategically located to
accentuate gateways and key vistas.
• To avoid residents being isolated in the event
of a flood, access routes to and from site and
• New developments should maximise active buildings should be at least 600mm above
frontages facing onto streets such as shop-fronts, identified flood risk level, where viable.
front doors, windows etc. to contribute to the
activity of the public realm, and encourage
• Local amenities, public transport, points of
interest and routes to the wider community to be
social activity and natural surveillance. Ground
accessible by safe, secure and walkable routes,
level street elevations should not be dominated
to encourage physical activity by walking and
by inactive uses such as car parking, bin stores,
cycle stores, or areas for plant and machinery.
cycling.
• Designs should generally comply with BRE Site
• Appropriate building breaks should be layout planning for daylight and sunlight: a guide
considered to contribute to placemaking and
to good practice (BR209).
increase the level of sunlight penetration through
the block façade.
• Designs should seek to optimise site potential,
add value and bring added opportunities
for a diversity of uses and types of residential
properties within the local area.
Peabody Design Guide 36
Streets & Public Realm

Lime Wharf, Stephen Davy Peter Smith Architects

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 37

Streets & Public Realm
Design Guidance
Streetscapes, Wayfinding & Movement
• Design proposals shall incorporate a clear
hierarchy of streets defined by their character,
function and the type of buildings and
landscape which line them.
• Street tree planting improves the visual and
environment character of any street and should
be incorporated where possible. Reference
shall be made to BS5837 and ‘Trees in Hard
landscapes – A Guide for delivery (TADG, 2014)’.
Trees and bushes that produce fruit or berries
should be avoided in paved areas.
• New development should connect into and
extend surrounding movement networks,
creating a highly legible and permeable
hierarchy of routes which achieve minimum
conflict between users arriving by foot, bicycle
or vehicle. Busier streets will need to consider
separate vehicular, cycle and pedestrian
routes, whilst quieter streets can consider shared
surfaces.
• All streets should create a welcoming and
safe experience. Where movement routes are
confusing, disconnected, unsafe, or illegible,
opportunities should be considered to introduce
positive interventions to improve connectivity.
04 Peabody Key Requirements & Design Guidance
St John's Hill, Hawkins Brown
• Street lighting should be designed to adoptable
standards and to relevant levels as defined in BS
5489:2013 to ensure safety for users, but to avoid
causing light pollution for residents. Fittings should
be selected to complement the architecture of
new development where possible
• Streets should provide a visual focus and
points of interest along the route, consider
the continuation of existing building lines,
and where possible, acknowledge and retain
existing landmarks used by the local community
for wayfinding. Opportunities to provide new
landmarks, vistas and focal points should be
considered, supporting legibility and a sense of
identity.
• Promote levels of comfort for pedestrians by
providing sufficient footpath widths.
• Clear and legible signage should support
wayfinding and following the guidance set out
with the 'Peabody Signage Guidelines', 2018.
• Where possible, promote cycle use by providing
safe connectivity to designated cycle routes.
• Streets and access roads shall be designed to
promote reduced traffic speeds and prioritise
pedestrians.
Peabody Design Guide 38
Streets & Public Realm
Design Guidance
Safe & Secure Environments
All schemes should ensure that buildings, streets
and public spaces are designed to cater for the
security and safety of all homes and people using
these spaces by following the core principles set
out within Secured by Design, 2016:
• Vehicular and pedestrian routes should be
designed to be visually open, direct, well used
and should not undermine the defensible space
of neighbourhoods. Tall planting immediately
abutting the path should generally be avoided.
• Development layouts should not be
compromised by excessive permeability, for
example providing too many or unnecessary
footpaths.
• Routes for pedestrians, cyclists and vehicles
should be integrated to provide a network of
supervised areas to reduce crime and anti-social
behaviour.
• Good visibility, overlooking, adequate lighting
and CCTV coverage should be provided to
discourage anti-social behaviour.
04 Peabody Key Requirements & Design Guidance
Upton Village, Plaistow Hospital, PCKO
• Dwellings should be positioned facing each
other and onto an active streetscape where
possible, to allow neighbours to easily view their
surroundings. Before placing any seating (or
structure capable of being used for seating)
next to a footpath, always consider the context
in terms of the physical and social environment
and the potential for anti-social behaviour.
• The need for lighting will be determined by local
circumstances. Footpaths that are to include
lighting should be lit to the relevant levels as
defined in BS 5489:2013.
• Communal areas, such as playgrounds and
seating areas should be well overlooked,
designed to allow supervision from nearby
dwellings with safe routes for users to come and
go, and not abut residential buildings.
• No windowless elevations and blank walls
immediately adjacent to public spaces.
Peabody Design Guide 39
Streets & Public Realm

Design Guidance Mint Street, Pitman Tozer

Public Realm
• Long-lasting, low maintenance • Public realm should have a clear
materials are essential. function – be it landscaped open
space as a local amenity, play
• Create people orientated spaces areas or public squares or piazzas
with opportunities for seating and
for events.
social interaction.
• Preferred low lux level and Smart • Paving slabs shall not be used in
vehicle access areas. Contrasting
lighting approaches to lighting
surface textures shall be used to
public spaces.
distinguish vehicular and pedestrian
• Where possible, paving materials areas.
and components should be
permeable and be assessed • Consideration shall be given to the
creation of playable environments
according to their whole life costs
throughout the public realm.
and maintenance.
• Access shall be designed • Consideration shall be given at
early design stages for vehicular
throughout the development to
access to each core for removal
take into consideration people
vans, deliveries and maintenance
with mobility, visual and hearing
vehicles.
difficulties. Access must be
provided throughout the site
without the use of steps.

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 40

Sustainability
Climate change is one of the biggest challenges in the world today and we’re taking this very seriously. We
are committed to making our developments more environmentally sustainable to help tackle climate change
by reducing energy use and carbon emissions, reducing waste and encouraging biodiversity. Good design is
sustainable design, and the principles of sustainability should be considered through all stages of the
design process.

Key Requirements
• Whilst sustainability is important to
Peabody, all sustainability measures
included in a scheme must benefit the
residents of that scheme, be easy to
maintain and provide long term value
for money. All energy and sustainability
proposals will need to be fully evaluated
to consider management, maintenance
and running costs for our residents.
• All design proposals in London will be in
accordance with latest GLA policies on
energy and sustainability strategies.
• A Fabric First approach shall be
adopted, maximising the performance
of components and materials before
considering the use of mechanical or
electrical building services.
• Early analysis of overheating risk in
accordance with CIBSE’s TM59 Design
Methodology for the Assessment of
Overheating Risk in Homes (2017) should
be carried out as part of the design
process.
• Development will ensure a minimum 35%
on-site carbon reduction beyond Building
Regulations.
• All developments to meet London Plan
minimum zero carbon targets for carbon
dioxide emissions reduction, meeting this
requirement via carbon offset payment
rather than the inclusion of additional
renewable energy options.
• Where communal heating or CHP
systems are to be provided these shall be
designed to Peabody’s Fairheat design
guide.
• All developments to be at least 'air
quality neutral' and to not lead to further
deterioration of existing poor air quality.
• Where possible, buildings will offer natural
ventilation. If not, MVHR to be installed.
• Non-residential areas of the development
to take into account the guidance from
BREEAM ('Very Good').
• Maximum water use designed to be 105
litres per person per day.

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 41

Sustainability
Design Guidance
Energy
• A Fabric First approach shall be adopted,
maximising the performance of components
and materials before considering the use of
mechanical or electrical building services.
• The building envelope should optimise its
insulation performance (only limited or non-
combustible insulation will be permitted),
mitigate thermal bridging and be as airtight as
possible (it is recommended that airtightness not
exceed 5 m3/(h.m2) at 50 Pa).
• Early involvement of energy specialists to review
options and identify opportunities and constraints
on specific projects and account for masterplan
and building design implications.
• The energy strategy should follow the
energy hierarchy and take the following into
consideration: site constraints, energy profile of
the proposed homes, maintenance and running
cost implications, short and long term carbon
emissions, and security of supply.
• In schemes of less than 50 homes, the option of
using high performance individual gas boilers
shall be fully evaluated.
04 Peabody Key Requirements & Design Guidance
• CHP should be avoided in schemes of less than
150 homes.
• Where appropriate district heating systems
should be designed to ensure there is no
significant impact on local air quality.
• With electricity becoming a green option,
planned changes to SAP and the draft London
Plan increasing the focus on air quality, the
current advantage of using gas will change.
The design and energy strategies for future large
developments should consider both current
and future London Plan requirements along with
alternatives to gas.
• Opportunities to connect to existing local heat
networks should be considered, along with the
use of low grade waste heat from adjoining
sources and heat pumps.
• Where a future heat network is planned but not
yet in existence the development should be
designed to allow for a possible connection at a
later date.
• The internal layout of the dwellings should
avoid north-facing living spaces. Window sizes,
specifications and shading devices should vary in
accordance with orientation and solar exposure.
• Where supplied, white goods to be at least A
rated.
• Ventilation should be natural, where possible.
The majority of dwellings to be dual aspect with
cross-ventilation, single aspect dwellings should
be minimised. Mechanical ventilation (if installed)
must be accompanied by heat recovery with
summer bypass.
• LED lighting is required to all communal and
external areas. Internal communal lighting shall
be intelligent, remotely programmable, with self-
reporting emergency lighting.
• In external areas, obtrusive light should be
reduced by implementing the guidance from
the Institution of Lighting Professionals.
Peabody Design Guide 42
Sustainability
Design Guidance
Water Management
• We believe that potable water use reduction
measures are to be at the forefront of water
efficiency strategies. All our homes should be
fitted with water efficient fittings that are fit
for purpose, while achieving a design water
consumption target of 105 l/p/d.
• Surface water attenuation should be provided to
avoid placing pressure on existing surface water
drainage infrastructure.
• Green and blue roofs and podiums shall be
considered as a means of managing water
run-off as part of a managed storm water
solution, and in support of good SuDs design.
The benefits these features provide include
providing usable amenity space, replacing lost
habitat, and increasing biodiversity and thermal
performance. Expert advice should be obtained
in the design and selection of the appropriate
roof type to meet the specific requirements of
the scheme, with consideration given to their
benefits, and the structural and waterproofing
requirements associated with the various types
of green and blue roofs – Extensive / Intensive /
Biodiverse /Blue Roof and Podiums.
04 Peabody Key Requirements & Design Guidance
Materials & Construction Site Waste Transport
• Building elements should be selected with • Each dwelling should include the provision of at
consideration to their environmental impact least 1 cycle parking space, located in a safe,
and embodied carbon footprint via the life prominent and well lit location, and if in London,
cycle assessment route. Where it is not feasible meet the required standard.
to undertake a whole life cycle assessment it is
expected that roofs, walls (external and internal),
• All developments should facilitate the provision
of registered car clubs and on-street electric
floors (all) and windows achieve a Green guide
rating of between A+ and D.
charging points.
• The selection of suppliers and materials should
prioritise natural, locally sourced, recycled
and reused materials, with supply chains for
building materials being selected based on
environmental and ethical certifications.
• All developments to have a Site Waste
Management Plan, with the target of diverting
from landfill of at least 80% (tonnes) of waste
being produced on site.
Peabody Design Guide 43
Sustainability

Design Guidance
Overheating
• Understand risks and address • Landscaping is an effective Other
through design methodologies way to provide solar protection. 1. PREVENT Considerations
reflecting guidance set out within Deciduous plants will provide shade solar gain
• social aspects
CIBSE TM59 as part of the design in the summer and allow daylight
• usability
process. penetration in the winter. Plants
• cost
and soft landscaped areas will
• Shading devices should be used increase local evapotranspiration • maintenance
to mitigate the occurrence of • aesthetics
helping to reduce heat island
overheating. Internal shading
effect.
solutions such as curtains and/
or blinds are less efficient, and • The benefits of thermal mass should
preference should be given to be considered in the design, e.g.
the use of external solutions: concrete floors and clay bricks. 2. DELAY
heat gains
horizontal shading for south facing These measures must be used in
façades (e.g. shutters, brise soleil, conjunction with secure night time
overhangs, etc.), and vertical purge ventilation. 3. MINIMISE
internal gains
shading solutions for west or east-
facing façades (e.g. fins, vertical
• Light coloured and reflective
finishes will increase the albedo
louvers).
effect and help keep local
• In extreme cases, where other temperatures down. 4. PURGE
measures to prevent overheating stored heat
are not possible due to site
conditions. Our preference would
be for a communal system.

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 44

Sustainability

Design Guidance
Operational Efficiency, Resilience and
disposal and
Durability replacement

• Due consideration to be given to whole life cycle

decommission design
operational and maintenance costs.
• The selection and design of building services,
fittings, materials amongst others, will be
optimised and lean in favour of durability and
interim
long-term affordability. replacement specification
• Adaptability of the design and systems to be
integrated in the design process.
• Develop long term management plans to deliver
on-going low maintenance, low replacement
rates and ecological benefits.
maintain
whole procurement
• Selecting materials with a longer life will generate life cost
lower operational costs (materials, labour and
installation) and lower environmental impact.
• Design proposals should consider that a building
will be de-constructed at some point. Facilitating
the deconstruction process will bring financial upgrade capital cost/
finance
and environmental savings as recovery and
reuse potential for materials increases.

fuel cost installation and

commissioning

education

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 45

Buildings
We are committed to building on our legacy by continuing to create well-designed efficient, cost-effective, and
robust buildings, which stand the test of time, enhance their context, create cohesive and resilient communities
and are great places to live.
Key Requirements
• All new developments should be
designed from the outset to meet the
current London Plan and Housing SPG, or
other relevant local planning guidance
and comply with CDM 2015 Regulations.
• The external design of all buildings shall
be 'tenure blind'.
• 90% of units to meet Building Regulation
requirement M4(2) ‘accessible and
adaptable dwellings’ & the remaining 10%
to meet Building Regulation requirement
M4(3) ‘wheelchair user dwellings’.
• Buildings shall be designed with sufficient
number of cores to achieve the desired
tenure mix, avoiding the need for vertical
separation of tenures.
• Construction efficiency shall be fully
considered when developing building
layouts to maximise the opportunity for
stacking units, structural walls, columns
and services.
04 Peabody Key Requirements & Design Guidance
• All buildings are to have active ground
floor frontages.
• Developments should maximise the
number of dual-aspect homes. Single
aspect north facing dwellings shall be
avoided.
• Buildings shall be orientated to maximise
exposure to daylight and allow sunlight
into all living rooms for part of the day.
• Buildings shall also consider solar gain
and the potential for overheating, using
TM59 methodology.
• Buildings should have no more than 8
units per core per floor.
• Developments should target a wall to floor
ratio of between 0.7 and 0.8.
• Developments should target an overall
net to gross (floorspace) efficiency of 0.75,
with typical residential floorplates aiming
for at least 0.8.
• All developments of three or more
storeys to be fitted with sprinklers –
refer to Peabody’s Sprinkler Policy
and Specification in the Employer’s
Requirements (ER's).
• All external wall construction including
external cladding systems shall be fully
non-combustible – refer to Peabody’s ER's.
• Dwellings should be designed so that
sound insulation values are at least 5dB
better that Building Regulations.
• Buildings need to consider the following
from the outset:
- Fire Strategy
- Refuse Strategy
- Cycle Storage
- Access and Security
- Window Cleaning
• Flat roofs shall be designed with 1100mm
high parapet walls wherever possible, to
avoid requirements for mansafe systems.
Peabody Design Guide 46
Buildings
Design Guidance
Building Design
• Building design must be specific to the scheme,
exhibiting architectural quality which responds to
the site context and creates a welcoming and
secure environment.
• Access for maintenance should be considered
at an early stage, avoiding the need for
specialist equipment where possible.
• Noise disturbance to be avoided through
appropriate stacking of dwellings within
buildings and locating similar rooms adjacent
to party walls (i.e. living rooms next to living
rooms). Increased levels of noise insulation to
be implemented around lifts and plant rooms
and sensitive areas to be placed away from
communal areas prone to noise.
• Dwellings in close proximity to mechanical plant
need to be adequately and demonstrably
protected from electro-magnetic flux.
04 Peabody Key Requirements & Design Guidance
Silchester, Haworth Tompkins
• Buildings should create mixed communities with
a range of housing typologies. Priority should be
given to accommodate wheelchair users and
families on the lower levels of the building.
• The provision and design of private amenity
space shall be appropriate to the building's
height and location (refer to pages 81-83 for
further guidance).
• The location of windows and ventilation intakes
should be carefully planned and closely
aligned with the ventilation, noise, lighting
and overheating strategies proposed for the
building, while being considered in relation to
external sources of noise and air pollution. Where
required, solutions to reduce noise nuisance
are to be implemented (e.g. screening with
plants, edges and shrubs, adequate glazing,
winter gardens, increase distances, installation of
acoustic louvers).
Peabody Design Guide 47
Buildings
Design Guidance
Building Fabric & Materials
• Enduring and robust materials should be used
which age gracefully and sit comfortably
alongside surrounding buildings to reinforce the
character of the place.
• Materials should be detailed to shed water,
avoid staining, reduce maintenance and ensure
durability through robust details.
• Architectural detailing should be considered
to add scale, texture and interest, particularly
around entrances and other focal points. Such
detailing should be buildable and cost effective.
• We shall consider potential for use of modular
or off-site construction, where systems have a
demonstrable track record, meet all minimum
design and quality standards and warranty
accreditation (BOPAS / NHBC).
• All materials used for the elevational treatments
shall be to the approval of the Planning
Authority, Defects Insurer and Employer.
• Timber frame construction will only be accepted
in individual houses and blocks of flats rising to
no more than three floors above ground, and if
it can be clearly demonstrated that there will be
no sound transmission problems in the future.
04 Peabody Key Requirements & Design Guidance
Creek Road, bptw
• Render shall not be provided in locations that
are susceptible to staining (e.g. overflows, boiler
flues and the like).
• Rainwater drainage must be considered at
design stage and shown on elevations. Internal
RWPs and changes of direction should be
avoided.
• Externally cables, conduits, pipes, lighting
conductor tapes etc. should be concealed.
• Timber cladding, balustrades and decking shall
be avoided.
• Materials and systems should be designed
and specified to be easily and cost-effectively
replaceable.
• Volatile Organic Compound (VOC) content
should be considered carefully when choosing
finishes (e.g. carpets, vinyl, paint, wallpapers,
adhesives, etc.).
• The Peabody brand mark may be used on
architectural furniture such as gates, railings,
window frosting. Refer to Peabody Signage
Guidelines and Peabody Corporate Identity
Brochure for further details.
Peabody Design Guide 48
Buildings
Design Guidance
Fire Safety
Note:
The fire safety guidance included in this section
reflects Peabody’s current policy in response to
the Grenfell fire and Dame Judith Hackitt’s interim
recommendations. Following the publication of
the final report in May 2018, and whilst waiting for
the Government’s implementation plan on her
final recommendation, Peabody will continue to
add to this design guidance and publish a future
addendum to this section. In the meantime those
using this section of the design guide should check
with the Peabody’s Design & Quality team for any
current updates.
• Clear fire strategy to be fundamental to the
design of all new buildings and followed
through the design and construction stages. Our
preference is for developments to follow the
guidance in Approved Document B wherever
possible, before fire engineered solutions are
considered.
• Design shall consider the different aspects of fire
safety under the Building Regulations including
means of escape, spread of fire and access for
fire fighters as part of its Fire Strategy.
04 Peabody Key Requirements & Design Guidance
• Consideration must be given to the ability of
disabled people to escape with dignity, whether
this is to a different fire compartment or the
use of appropriate lifts, in accordance with BS
9991:2015.
• All external wall construction including external
cladding systems shall be fully non-combustible
– refer to Peabody’s Employer’s Requirements
(ER's).
• All development of three or more storeys to be
fitted with sprinklers - refer to Peabody's Sprinkler
Policy and Specification in the ER's.
• The requirement to install sprinklers is in addition
to any other fire safety requirement arising from
the Building Regulations and shall be adopted
even where the fire strategy indicates that such
a requirement is not required to comply with the
Building Regulations.
• Specialist Housing will require different fire
detection and suppression systems. Refer to
NFCC's Fire Safety in Specialised Housing, 2017.
Fire & Rescue Service Access
When designing buildings, careful consideration
should be given to ensuring that the Fire and
Rescue Service can gain the required access to the
building perimeter and manoeuvre vehicles safely.
The Fire and Rescue Service should be consulted
at the design stage, prior to a planning application
being submitted. Consideration should be made
to the following whilst consulting guidance in the
current Approved Document B of the Building
Regulations:
• Access to building perimeters.
• Landscape provision which may aid or restrict
access.
• Turning and sweep circles of fire service vehicles
(noting some vehicles are larger than those set
out in AD B).
• The locations of gates, barriers and street
furniture.
• The impact of any adjacent future developments
on access.
Peabody Design Guide 49
Buildings
Design Guidance
Tall Buildings (over 9 storeys)
• Tall buildings should meet the
London Plan Tall Building Policy and
be designed with quality, care for
the end user, and with respect to
their surrounding context.
• Family dwellings (3 or more
bedrooms) should be limited to the
lower floors of tall buildings.
• Consideration should be given to
the additional life-cycle cost and
logistical challenges posed by
tall buildings in terms of periodic
and long-term maintenance and
replacement of external fabric.
• Concierge and communal facilities
should be considered to help
foster a sense of community in tall
buildings.
04 Peabody Key Requirements & Design Guidance
Heathside & Lethbridge, bptw
• Tall buildings should enhance • Sliding patio doors onto balconies
the ground plane, with careful are preferred to hinged French
consideration to their impact on doors on higher floors where wind is
daylight, sunlight and views to and more of an issue.
from neighbouring buildings and
open spaces.
• Vertical transportation analysis
should be carried out to determine
• The design of tall buildings should the lift requirements (refer to page
consider incorporating windbreaks 55 for minimum lift requirements).
to deflect down-drafts and provide
shelter from rain.
• Extra consideration should be given
to health and safety in tall buildings,
in particular the window cleaning
strategy, window cill heights and
guarding, and the use of recessed
rather than projecting balconies. A
risk assessment must be carried out
in accordance with BS 8213-1:2004
in relation to the use and cleaning
of windows and doors.
Peabody Design Guide 50
Buildings

Design Guidance Devons Road, ORMS / Weston Williamson

High Density Development

• Opportunities should be explored to optimise
residential density in suitable locations, such as
adjacent to transport hubs.
• Where appropriate, a careful combination of
low, mid-rise and taller elements should look to
accommodate a range of dwelling types and
tenure opportunities throughout a scheme to
create a balanced community.
• Whenever there are adequate amenities a
significant proportion of the provision should be
for family homes of three or more bedrooms.
• Higher density schemes should be carefully
designed to avoid dwellings being invaded by
overlooking, noise and odours. Better sound
proofing, more rigorous building techniques and
supervision of finishings, and an appreciation
to limit overlooking, will help improve residents’
comfort and wellbeing within their home.

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 51

Communal Spaces
Entrances & Circulation
The route from the pavement to one's front door is highly symbolic, signifying status, ceremony and a sense
of welcome to the visitor as well as the resident. In all cases, there should be a sense of celebration in the
experience of arrival, expressed in the quality of the design, the materials used and the ambiance created.
Key Requirements
• Entrances to communal cores or
individual dwellings should be visible from
the public realm, clearly identified and
easy to find, with a direct line of approach
from the street.
• Where possible, communal cores shall
have external windows for natural
daylight and ventilation.
• Floor and wall finishes should be made of
robust and hard wearing materials that
can be easily cleaned and repaired.
• Where cores contain homes designed
to both Building Regulations M4(2) and
M4(3) the whole of the communal area
and access shall be designed to M4(3).
04 Peabody Key Requirements & Design Guidance
• All wheelchair accessible/ adaptable
units above ground floor shall be served
by a minimum of two lifts, which are
designed in compliance with Building
Regulations AD Part M.
• Postboxes shall be Secured By Design
approved, and located through-the-wall
or in a secure lobby area. They should
be big enough for A4 documents and
designed to avoid theft through reaching
in from outside.
• Communal staircases shall be reinforced
in situ or pre-cast concrete, with straight
flights incorporated wherever possible,
avoiding winders.
• Communal controlled doors which shall
include main entrance doors, inner
lobby doors to main entrances and other
external communal controlled doors shall
open outwards, where required for fire
egress and shall meet the requirements
of Part M for accessibility, and Secured by
Design for security.
• Communal Entrance Doors to cores to be
to SBD standards and to BS 6375:2009 Part
2 Medium Service quality.
• Colour video entry-phone system to all
new flatted developments with KMS fob
access.
• There shall be CCTV to all new flatted
developments, overlooking entrances,
post boxes, refuse and bike stores and key
public realm.
Peabody Design Guide 52
Communal Spaces
Entrances & Circulation
Design Guidance
Arrival at the Front Door
• All homes should be accessed
from an entrance which has a
clear address which is easy to find.
The architectural character of
entrances should be enhanced so
they acquire an urban presence
that is commensurate to the
number of homes they serve.
• Ensure level access to all entrances.
• All entrances should have signage
which clearly identifies the name
and or number of the property.
• All entrances should provide some
shelter for visitors waiting to access
the property.
04 Peabody Key Requirements & Design Guidance
Underwood Road, Brady Mallalieu
• It is important that the boundary
between public and private areas
is clearly defined through the use of
appropriate defensible space and
boundary treatments.
• External lighting shall be provided.
This should enhance the presence
and visibility of the entrance
as well as illuminating visitors.
Ground lighting is preferred along
the entrance pathway, using
sustainable light fittings which are
robust and hard wearing.
• All new developments to have
colour video-entry phone system
with KMS fob access. Provision of a
concierge shall be considered on
large schemes, with the ability to
service multiple blocks.
Peabody Design Guide 53
Communal Spaces
Entrances & Circulation
Design Guidance
Communal Entrance Lobbies
• Communal Entrance Lobbies should be designed • Communal Entrance Doors should be fitted with
to be a complimentary extension to the design
of the entrances and to be welcoming and
engender a sense of ownership and pride in the
residents.
• Communal Entrance Doors to cores to be to SBD
standards and to BS 6375:2009. Part 2 Medium
Service quality.
• Floors and wall finishes should be made from
robust, hard-wearing materials that can
withstand the inevitable wear and tear that they
will be exposed to. An entrance mat should
occupy the full width of the entrance area, for
a minimum of 2m depth, extending into dark,
easy to clean flooring throughout the rest of the
communal circulation.
• Where communal entrance and circulation
space provide the only access for maintenance
or servicing of podiums, roof terraces etc., the
construction and choice of finish should be
sufficiently robust to withstand damage.
• Well considered lighting should be provided to
create a welcoming ambience.
• Post boxes should be secure large enough to
accommodate an A4 package.
04 Peabody Key Requirements & Design Guidance
Park Heights, PRP
fob operated locks with video entry system. Fob
system to be extended to refuse, cycle and other
communal doors as per Peabody’s Employer’s
Requirements
• Communal entrances should have a secure
lobby between the main entrance door and
the circulation core, containing post boxes. This
lobby shall be accessed via a ‘Tradesman’s’ bell
during certain hours, but would prevent access
into the rest of the building.
• In small blocks, the post boxes should be in the
external wall, accessible from the inside by
residents.
• Communal entrances should include a
community notice board, well designed and
lockable.
• Fire Alarm Panels should be well coordinated
with the design, ideally recessed into a wall in a
discreet but easily visible position.
• Concierge arrangements should be considered
from the outset. They are required for all
developments of 100 homes or more.
Peabody Design Guide 54
Communal Spaces
Entrances & Circulation
Design Guidance
Lifts
Lifts are the largest component of on-going service
charge. The number of lifts and their specification
are important considerations in delivering
affordable homes. The ratio of the number of lifts
to the number of units being served needs to be
balanced to ensure it is cost efficient, while ensuring
all units are adequately served.
• The Peabody Lift Specification which identifies
a high-quality lift specification to reduce on-
going maintenance costs should be used on all
projects.
• Lifts should be provided to meet planning
requirements and Building Regulations AD Part M
as a minimum.
• Wheelchair units should ideally be located on
the lowest floors of the building. All wheelchair
accessible/ adaptable units above ground floor
shall be served by a minimum of two lifts.
• Ideally, one lift in each core should be a 13
person lift suitable to accommodate large items
of furniture.
• All buildings over seven storeys shall provide at
least two lifts per core with one being a 13 person
lift suitable to accommodate large items of
furniture and stretchers.
04 Peabody Key Requirements & Design Guidance
Newington Green, Haworth Tompkins
Circulation
• Deck access can be considered so long as there
is defensible space in front of any bedroom or
living room to provide privacy and security.
• No CCTV should be required to communal
corridors but wiring should be put in for
installation in the future if required.
• There should be tonal contrasts in the finishes of
communal spaces to accommodate for visual
impairments
Communal Staircases
• Communal stairs should be visible from the
entrance and the lift lobby at each floor to
encourage everyday use and physical activity.
• Communal stairs should have external windows
where possible with good visibility from the street
to minimise anti-social behaviour.
• Communal stairs should be steel or concrete and
finishes should be robust and hard wearing to
reduce on-going maintenance.
• All staircases should allow standard furniture to
be carried up and not have winders.
Peabody Design Guide 55
Communal Spaces
Communal Facilities

Communal areas can suffer from neglect due to a lack of ownership. All
communal spaces should be durable, clean, and attractive and perform
so well that they engender care, ownership and pride in our residents.

Key Requirements
• Car parking and cycle storage shall be
provided in accordance with minimum
Planning Requirements.
• Cycle storage shall be incorporated into
the building, be of robust and secure
design, but discrete enough to
avoid theft. Our preference is for a secure
internal store, conveniently accessed from
the communal entrance lobby.
• Storage facilities for waste and recycling
containers shall meet local authority
requirements and meet at least British
Standard BS5906:2005 Code of Practice for
Waste Management in Buildings.
• Landlord’s external doors which shall
include doors to plant rooms, refuse
stores, bike stores and other amenity
space doors shall be robust standard
galvanised steel door-sets to comply with
Secured By Design, either self-finished allows smells to enter the building.
or painted.
• There should be separate bin and cycle
stores for different tenures. Localised
smaller stores are preferred to one large
store which can be intimidating to enter.
• A caretakers store/ workshop shall be
provided in each development as per
Peabody requirements.
• Preference is for bins to be collected by
the local authority directly from store,
rather than a managed collection.
Refuse store shall not connect to the core
internally as this poses a security risk and
• Cycle and refuse stores shall be discrete
and not detract from the communal
entrance.
• Suitable access shall be provided for
maintenance equipment for window
cleaning, podium and roof garden
maintenance, lift servicing etc.

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 56

Communal Spaces
Communal Facilities
Design Guidance
Car Parking
• Car parking should be provided to meet
minimum brief, planning requirements and
relevant Secured by Design requirements.
• Disabled Parking Bays should meet planning
requirements and relevant sections of Part M of
the Building Regulations.
• All wheelchair adaptable and accessible
dwellings should connect easily to the car park;
pedestrians should not have to use a vehicle
ramp into a basement.
• Parking spaces for motorbikes and mobility
scooters should be considered, along with drop-
off points for taxis/ deliveries, space for removal
vans and visitor parking.
• Wherever possible, one car parking space should
be provided for caretakers / maintenance
contractors.
• External car parking should be well integrated
into the landscape to avoid dominance of cars.
• Basement, podium and undercroft parking
should be secure, well-lit with good CCTV
coverage. Consider painting car parks and the
use of colour or super-graphics to identify exit
points.
04 Peabody Key Requirements & Design Guidance
Oval Quarter, PRP
• Where possible, podium and undercroft parking
will be serviced via passive ventilation, minimising
the need for mechanical ventilation and
reducing running costs.
• Podium and undercroft parking at ground
level shall be surrounded by other uses so as to
maintain active frontages along the street.
• Internal car park floors shall have a painted finish
that allows for washing down, and minimises dust.
• Parking spaces for car clubs should be provided
where possible along with electric car parking
bays with charging points as required by the
Local Planning Authority. Wall mounted units are
preferred, or post type charging points can be
provided to external spaces.
• All parking spaces shall be future proofed to
allow for electric charging points to be installed
at a later date.
• Vehicle security barriers to car parking should
be robust and effective but consideration must
be given to how Fire and Rescue Services gain
access in an emergency.
Peabody Design Guide 57
Communal Spaces
Communal Facilities
Design Guidance
Cycle Storage
• Cycle parking should be provided to meet brief,
planning requirements, relevant Secured by
Design requirements and TFL’s London Cycling
Design Standards.
• Cycle parking should be located as close to
residential entrances as possible and be easy
and convenient to use.
• Cycle stores may be accessed from the
communal entrance lobby as long as all surface
finishes are robust and there is a direct access off
the lobby.
• Large cycle stores should be avoided and should
be split by tenure. Where large numbers of cycle
parking spaces are required, they should be
provided in groups of 20-30 bikes.
• External cycle stores should be covered
and secure and be well integrated into the
landscape.
• Internal cycle stores should be secured with
fob operated locks, well-lit with good CCTV
coverage.
• In buildings without a lift, each unit should be
provided with a secure storage area at ground
floor that can accommodate a buggy.
04 Peabody Key Requirements & Design Guidance
Waste Management Strategy
• Refer to Building Regulations (AD part H) and
consult at an early stage with local authority to
determine any special requirements, method of
collection, extent of recycling, etc.
• Consideration shall be given to how disabled
people, elderly and children access refuse
stores/ bins.
• There shall be a separate store for bulky refuse on
developments with more than 100 dwellings.
• Space for disposal and collection of refuse and
recycling should be considered from the outset.
Poorly considered refuse provision can lead to
misuse and a detrimental impact on character.
• Refuse and recycling stores should be located
as close to residential entrances as possible.
Oversized refuse stores should be avoided and
stores should be split by tenure.
• Doors to refuse stores should only be accessed
from outside. Where this is not possible, there shall
be a secure ventilated lobby between the core
and refuse store for security and to avoid smells
from refuse entering the building.
• Refuse stores should have level access and be
close enough to collection point to avoid need
for any double handling of bins.
• Internal stores should be well lit, be made of
hard-wearing durable materials, and floors and
walls should be painted with a finish that will
allow spaces to be washed down.
• Refuse chutes should be avoided.
• Stores should be sized in accordance with BS
5906:2005 and local authority requirements, and
designed with space to allow easy access to all
bins without the need for rotating bins.
• Doors to refuse and recycling to be galvanised
steel with louvres or perforations to provide
natural ventilation. Particularly when adjacent to
the main entrance, doors to refuse and recycling
stores should avoid appearing utilitarian and
be designed to integrate with the architectural
design of the entrance and well integrated into
the landscape.
• Stores to have good signage identifying different
refuse and recycling bins, and be provided with
a tap and gully.
• Proprietary underground waste storage solutions
should be considered where the local authority
offers collection services.
Peabody Design Guide 58
Communal Spaces
Communal Facilities

Design Guidance Project Name,

Pembury Circus,
Architect
Fraser Brown Mackenna Heathside & Lethbridge, bptw

Community Facilities
• Where viable on larger schemes
a Tenants Association Room or
Community Centre should be
provided to support Peabody’s
community programme and foster
a sense of community in a new
development.
• Community facilities will be subject
to individual briefs, but irrespective
of scale should be provided with a
lot of lockable storage, dedicated
WCS and kitchenette and robust
and hard-wearing finishes.
• The management of community
facilities will be key to their success
– but even a modest facility can
play an important role in supporting
residents of new communities.

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 59

Communal Spaces
Communal External Amenities

Communal open spaces should be provided on larger schemes to provide access to outdoor space for play
and other leisure activities. They should be vibrant, inclusive, sociable and environmentally rich open spaces
which people enjoy spending time in. They should foster a sense of ownership so residents take pride in their
upkeep making them self-regulating, integral and sustainable parts of the community.

Key Requirements
• Sufficiently detailed landscape design
and specification required at planning
stage to establish the quality and scheme
approach, including external lighting
layout.
• Maximise direct sunlight into all open
spaces.
• Ensure all open spaces are well
overlooked including roof gardens
wherever possible.
• Wherever possible, communal open
spaces should be shared by all tenures.
• Trees should be carefully selected to be
suitable for their location and to allow
for future growth. Semi-mature trees are
preferred wherever possible as they less
susceptible to vandalism.
• Communal amenity space shall be
provided wherever possible at street or
podium level. Communal roof gardens
should be avoided above affordable
rented cores.
• For developments with an occupancy of
ten children or more, provide appropriate
play provision designed in accordance
with the London Plan SPG, 'Providing for
Children and Young People’s Play and
Informal Recreation'.
• Open space to be designed and
constructed to Part M of the Building
Regulations taking into account the
requirements of wheelchair users and the
Equality Act 2010.
• Proposals should reflect current good
practice and the London Plan's priorities
and this should treat the landscape as
'green infrastructure' and consider the
context and any emerging borough wide
strategies.
• Play areas shall be designed to ROSPA's
Code of Good Practice for Play Areas. All
new equipment used shall conform to EN
1176 and surfaces to EN 1177.
• Play areas must be signed off by an
accredited RPII play inspector before use.

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 60

Communal Spaces
Communal External Amenities
Design Guidance
Green Infrastructure
• A network of green spaces, trees, green roofs
and natural or semi-natural drainage features
must be planned, designed and managed in
an integrated way to meet multiple objectives
including: promoting mental and physical health
and wellbeing; adapting to the impacts of
climate change; improving air quality; surface
water attenuation; encouraging walking
and cycling; and conserving and enhancing
biodiversity and ecological resilience alongside
more traditional functions of green space such
as play, sport and recreation.
• In small scale developments such biodiversity
features should be incorporated within the
detailed landscape design proposals, while
on larger schemes, a comprehensive Green
Infrastructure strategy may be required.
• The external areas should be designed to cater
to a range of activities, from active spaces
for sports and play, to quiet spaces for quiet
reflection or for the growing of food.
• Structural planting should be used where possible • Consideration shall be given to incorporating
to reduce toxicity locally around entrances to
buildings and external residential amenity.
04 Peabody Key Requirements & Design Guidance
Heathside & Lethbridge, bptw
• External landscaped spaces and courtyards
to be located and adequately sized, to ensure
appropriate access to sunlight.
• Appropriate consideration to be given to surface
water run-off systems and solutions such as
brown, green and blue roofs, permeable paving,
storage, rainwater gardens, swales and other
SUDs. The design and landscape strategy should
incorporate measures to reduce flood risk (where
relevant) and surface water run-off.
• Where possible long lived large canopy tree
species should be planted to support the next
generation of trees in a neighbourhood.
• Allotments/food growing raised beds to
be created for the use of residents where
appropriate.
• Low maintenance trees and planting to offer
year-round interest with native and wildlife
friendly species, combining amenity function with
ecological benefit.
native plant species and species with interest
to wildlife, as well as ecological enhancements
such as bird and bat boxes, perches or similar.
Peabody Design Guide 61
Communal Spaces
Communal External Amenities
Design Guidance
Public Open Space
• Guidance from the Local Authority Planning
Department should be obtained on the amount
of public amenity space to be provided with
a view to addressing any shortfall in the open
space and type of facilities available.
• A Landscape Architect should be appointed
early into the design process to create a
comprehensive strategy and landscape
proposal in consultation with the Employer, Local
Authority and Police Architectural Liaison officer.
• The provision of open amenity space, as an
integral part of residential developments, should
make a valuable contribution towards the quality
of the development and the character of the
neighbourhood.
• Seek to optimise underutilised open space where
possible.
• Residential units to be separated from public
amenity spaces/ paths with private/ semi-private
buffer space.
04 Peabody Key Requirements & Design Guidance
• Open space should be child and family friendly
and promote active and healthy lifestyles that
encourage walking, running, cycling and provide
opportunities for sport (where possible and where
relevant.
• Landscaping should support the restoration of
ecological integrity and diverse habitats.
• Where possible, open spaces to be designed in
collaboration with local residents so that it meets
their requirements, promotes ownership and self-
management, and helps guarantee that it will
be well used.
• Where possible, seek to provide multi-functional,
multi-use spaces, so as to encourage maximum
social interaction.
• Routes through open spaces must be carefully
considered to take into account likely use
patterns and desire lines.
• Hard landscape features are to be kept to a
minimum, as they contribute to creating a noisy,
harsh and unfriendly environment.
• Loose gravel is not permitted in any
development. Concrete pavers and black
tarmac pavements are only to be used
minimally.
• The materials used must be robust, appropriate
for use, varied in texture and colour, and of high
quality. Where coloured tarmac and resin-bound
gravel surfaces are used they should be laid in
small sections for ease of future maintenance.
• Hardy plant species selected to suit location with
consideration to a low maintenance regime,
seasonal colour, and longevity, final size and
shape of the chosen plants.
• All street furniture should be designed as part of
a landscape strategy, and not ad hoc clutter.
• The location of access covers to underground
services should be carefully considered to be
unobtrusive in the landscaping.
Peabody Design Guide 62
Communal Spaces
Communal External Amenities

St Stephens Green, Parkside, PRP

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 63

Communal Spaces
Communal External Amenities
Design Guidance
Communal / Podium Gardens
A communal garden or courtyard should be
attached to every block of flats, as well as private
amenity space, to provide adequate recreational
space for all residents. Communal gardens should
be designed to offer a safe and active community
space which enriches the lives of its residents
and offers a range of recreational opportunities
accessible to everyone.
• Landscape design should be considered
alongside the building from the start of the
design process so as to create a usable, durable
and appropriate community asset which can
flourish and be well used within its communal
setting.
• Opportunities should be pursued to collaborate
with residents in the design and maintenance of
communal gardens so as to create spaces which
meet the aspirations of those who will use it.
• Where possible this should be supported
by incorporating gardening and growing
programmes to bring residents together and
encourage use of the space by all.
• Sensory planting may be incorporated offering
experiences to those with visual and hearing
disabilities.
04 Peabody Key Requirements & Design Guidance
• A landlord’s water tap shall be provided doe
each landscaped area. Consideration shall be
given to automatic irrigation systems for planted
areas where required.
• Communal gardens should be open, easy to
maintain and manage, and accessible to all.
• Communal gardens should be well defined
by way of function and use, with appropriate
signage and landscape so as to avoid
inappropriate use and mistreatment.
• A variety of formal and informal play
opportunities suitable for different age
groups and abilities should be offered where
appropriate.
• Any wood used for furniture or play equipment
shall be rot-proof and fire retardant treated.
• Hard surfaces to communal gardens should be
finished with easily jet washable, sealed surfaces
without loose materials with an appropriate
drainage strategy.
• Artificial grass/lawn will be considered for smaller
communal gardens and those that are heavily
shaded.
• The location of planting should be well
considered so as to not damage paths, paving
or play equipment as roots grow.
• Raised beds or delineated planting should be
principally used to contain materials and clearly
differentiate areas of planting from footpaths
and usable space.
• Any shrubs and hedges should be designed so
as to allow easy litter picking and provide access
for maintenance.
• Large areas of undefined grass should be
avoided as these are often susceptible to
mistreatment and damage through being used
for ball games.
• Pebbles, stones, loose bark and sand should
be avoided as they are easily dispersed and
scattered throughout the open space and
building, and are difficult to clean up.
• External gyms or adult fitness areas should be
considered and shall comply with BS EN 1176 and
BS EN 16630.
• During the design process, consideration
should be given to how podium gardens will be
maintained. Storage is required for equipment
and tools, with possible separate lift for heavy
equipment and removal of garden waste.
Peabody Design Guide 64
Communal Spaces
Communal External Amenities

St John's Hill, Hawkins Brown

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 65

Communal Spaces
Communal Open Space
Design Guidance
Play Areas
• For developments with a potential occupancy
of ten or more children, proposals should be
made for the inclusion of good quality, inclusive
play provision in accordance with the London
Plan SPG, 'Shaping Neighbourhoods: Play and
Informal Recreation', 2012.
• Low level planting to be located away from,
or be protected from, play areas, to avoid
damage.
• Play areas to be carefully located to minimise
acoustic issues for residents – close to family units,
but further away from smaller flats/ older people
• Play equipment should be robust and easy to
maintain. Sandpits shall be avoided.
• Encourage landscape to be fun and engaging
for children of all ages and abilities, offering
formal and informal opportunities for play.
• Consideration should be given to including a
suitable area where ball games can take place,
to avoid damage to plants by ball games on
unsuitable areas.
• Play spaces should be appropriate to the size of
the scheme and allow the user to experience
role play, socialisation and development utilising
04 Peabody Key Requirements & Design Guidance
Coin Street, Haworth Tompkins
natural play opportunities and structured play
equipment incorporated within the estate
environment. Equipment and/or landscape
elements to provide the five standard play
experiences; swing, spin, slide, climb & balance.
- There should be plenty of opportunities for
natural surveillance, while consideration
needs to be given to proximity to homes in
terms of noise and nuisance for adjacent
properties.
- Appropriate planting to be considered –
particularly opportunities to provide shade in
hot weather.
- Equality Act compliance and proactive
choice of equipment to be inclusive.
- Play equipment including surfacing shall be
installed to relevant BS EN standards.
- Seating areas should be provided for
parents and carers.
- Play areas to be designed with two means
of access/ egress wherever possible, to
avoid opportunities for bullying.
Peabody Design Guide 66
Buildings, Public Realm & Placemaking
Communal Open Space

Design Guidance Lime Wharf, Stephen Davy Peter Smith Architects

Roof Gardens
• Careful consideration should be given to the
design of roof gardens so as to avoid damage,
mistreatment and maintain the health and safety
of residents.
• During the design process, consideration should
be given to how roof gardens will be maintained.
A landlord's water tap shall be provided together
with automatic irrigation system where required,
along with storage for equipment and tools,
and possible separate lift for heavy equipment/
removal of garden waste.
• Large roof gardens should be divided up to allow
multiple groups to use the space simultaneously
and discourage ball games
• Play areas on roofs should be avoided, but
where provided there should be a minimum of
two access points to prevent bullying.
• Wherever possible, roof gardens should be
overlooked to deter anti-social behaviour.
• Roof gardens/ terraces shall have minimum
1100mm high guarding to prevent falls. In windy
locations, these may need to be taller to provide
sufficient comfort.

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 67

Communal Spaces
Operation & Estate Management
The long term success of a development will often depend on two factors: the efficient operation of the building
and the quality of the management and maintenance. Through quality design and dedicated upkeep we seek
to create attractive, safe and functional homes for today and successive generations to come.
Key Requirements
• Our preference is for HIUs to be accessed
from communal corridor/ deck access for
easy landlord maintenance.
• BEMS shall be provided in all schemes
with communal heating
• All Landlords meters and supplies shall be
kept separate from resident’s services and
caretaker's cupboards.
• Resident’s electricity, gas, water and other
meters shall be positioned so that they are
accessible to residents.
• Where there are communal heating pre-
payment meters, these shall be installed
in accordance with our ERs.
• Access for maintenance should be fully
considered at design stage. Maintenance
access to roofs shall be via communal
areas and not through homes.
04 Peabody Key Requirements & Design Guidance
• All developments must include a No. of Dwellings Caretakers Workshop
Caretaker’s WC with a hand wash basin
Served Area
with hot and cold water.
• In each core or block there should be a 50 - 125 9.5m2
Caretakers’s Cupboard with hot and cold
125 - 250 13m2
water, butlers sink which comply with the
Peabody 'Caretakers Area Requirements'.
250 + 15m2
For every 125 units, one of these
cupboards shall be a minimum of 3m2.
• Developments of 50+ dwellings should
incorporate a Caretaker's Workshop. The
workshop and WC can be combined,
however, the area of the WC is in
addition to the areas set out on the right.
Workshops should include a kitchenette
with hot and cold water, space for a
refrigerator and 2 double cupboard units,
with space for a table and seating.
Peabody Design Guide 68
Communal Spaces
Operation & Estate Management
Design Guidance
Services Systems
• For buildings of 10 storeys and over, landlord's
water points shall be provided at several levels to
help facilitate cleaning.
• On all floors there should be a lockable landlord's
electricity supply.
Care-taking Facilities
• Caretakers are principally in charge of ensuring
the maintenance and upkeep of buildings and
communal spaces throughout a development.
This important service often leads to additional
contributions to a scheme’s sense of community
as caretakers take pride in the place and the
people they care for. Appropriate facilities should
be provided for caretakers and site managers
to encourage this added investment in the
community in which they work.
• For landscape maintenance requirements, refer
to section titled 'Communal External Amenities'.
04 Peabody Key Requirements & Design Guidance
Estate Maintenance & Management Example of Care-taking Facilities
• An appropriate and highly responsive
management and maintenance strategy should
be devised for all new developments with shared
or communal areas. This will ensure the delivery
of a secure, supportive and safe environment
of residents and allow the internal and external
communal spaces to function to their full
Care-taking facilities
potential, and further instil a sense of pride and
ownership in those who use them.
• On-going maintenance should form an early
consideration throughout the design process so
as to ensure cost-effective care which allows the
development to function efficiently for residents
and landlords.
• The management strategy should be
appropriately monitored and regularly reviewed
to ensure that the most effective and cost Shower Room
efficient methods are being delivered to achieve
the best results throughout the lifetime of the
development.
Lockers
Peabody Design Guide 69
The Home
Home Layout & Rooms (page 1 of 2)

The home should be a sanctuary, a safe place in which to relax, socialise and work. It is a place which supports
family life, builds relationships and nurtures our sense of identity and self-expression. It should be designed with
care, creating a place of pleasure and comfort for residents.

Key Requirements
• All homes to be compliant with current
policies and legislation, including Local
Planning Authority’s relevant policies, the
London Plan and the Housing SPG, and
the development’s funding requirements.
• Where there are wheelchair accessible
/ adaptable homes, the scheme must
enable a wheelchair user to live in the unit
and use any associated private outdoor
space, parking and communal facilities.
• The minimum room areas in wheelchair
adaptable/ accessible homes shall be
as required by Building Regulations AD
Part M. Wheelchair adaptable/ accessible
homes should be located as near to
ground floor as possible.
• Minimum unit sizes shall comply with
Nationally Described Space Standards,
however wheelchair units should be
at least 10-15% larger to comply with
Building Regulations AD Part M.
• Oversized homes should be avoided –
affordable homes to be no more than
10% larger than NDSS unless agreed.
• Minimum floor-to-ceiling height of 2.5m.
• Minimum living room widths shall be 2.8m
for up to 3 people; 3.2m for 4 people or
more.
• All double/ twin bedrooms to be min
2.75m wide.
• Furniture should be indicated on plans
to ensure good room shapes and good
positioning of windows and doors from
within the unit. In affordable rented homes,
only one double/twin bedroom shall be
shown with a double bed. Other double/
twin bedrooms shall be shown with two
single beds.
• Homes with 4 bedrooms 7 persons and
over to have a utility room.
• For homes designed for an occupancy
of 5 or more people, there shall be at
least one bathroom with WC and one
additional WC.
• Second bedrooms should not open onto
balconies.
• 3B5P and larger affordable homes shall
have a minimum of 2 living spaces, i.e. a
living room and separate kitchen/diner.
• For schemes with a focus on provision
for older people, the project is to adhere
to the HAPPI guidelines. For further
requirements on specialist housing, refer
to section within this guide titled 'Specialist
Housing'.

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 70

The Home
Home Layout & Rooms (page 2 of 2)

Key Requirements
• All homes shall be designed to achieve the following minimum • Washing machines shall not be located in open plan living/
room areas: dining/kitchens, and shall be in a separate services cupboard
with the MVHR units etc.
Area (m2) 2p 3p 4p 5p 6p 7p • The following minimum kitchen storage volumes shall be
provided:
Kitchen 6.4 7.0 7.0 8.0 9.0 10.8

Occupancy 2p 3p 4p 5p 6p 7p
Dining Room 4.2 4.7 5.4 6.1 6.6 7.1

Kitchen storage (m3) 1.5 2.0 2.1 2.2 2.4 2.6

Living Room 11.5 12.2 14 15.4 16.6 17.8

Kitchen / Dining 10.6 11.7 12.4 14.1 15.6 17.9 • At planning application stage, dwelling plans shall be shown with
the following minimum length of kitchen worktop (including sink
Living / Dining 15.7 16.9 19.5 21.5 23.2 24.9 and all appliances except washing machine) in order to achieve
the above storage volumes:
Living/ Kitchen/ Dining 23.0 25.0 27.0 29.0 31.0 33.5

Single Bedroom - 8.0 8.0 8.0 8.0 8.0 Occupancy 2p 3p 4p 5p 6p 7p

Double/ Twin Bedroom 12.0 12.0 12.0 12.0 12.0 12.0 Kitchen worktop (m) 4.5 5.4 5.6 6.4 6.8 7.1

• The minimum length of the kitchen worktop in wheelchair

• The following minimum general storage space shall be accessible/adaptable units will be longer, and shall be required
provided, free from services and full height: by Building Regulations AD Part M.

Occupancy 2p 3p 4p 5p 6p 7p

General storage (m2) 1.5 2.0 2.5 3.0 3.5 4.0

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 71

The Home
Home Layout & Rooms
Design Guidance
Layouts
The layout of the home should be simple and
logical, easy to read, with minimal circulation to
make the best use of the space available, with all
rooms displaying a clear hierarchy.
• A 1 bed apartment should be 6m minimum in
façade length. Residential rooms to not exceed
8m in depth if possible with sufficient depth to
pass daylight tests and have enough natural
ventilation.
• North facing habitable rooms and those in
concave corners to be kept to a minimum as
these spaces will be subject to lower sunlight and
daylight levels.
• Open plan layouts (with rooms accessed off
the living space) will not be permitted for
affordable rent homes and should be avoided
for shared ownership family homes. A traditional
hall arrangement is required to create better
environments for fire safety and acoustics
between rooms and adjoining properties.
04 Peabody Key Requirements & Design Guidance
• Where open plan layouts are designed, these
should consider:
- acoustic separation between living and
sleeping rooms;
- an entrance area that allows privacy from the
front door as well as space for coats and shoes;
- clear circulation routes for fire escape, and
comply with BS 9991:2015 clause 9.7 - Open-
plan flat design;
- consideration of bathroom location, to ensure
doors do not open directly onto living, dining or
kitchen spaces.
• Bathroom/ WC should be accessed from the
hallway or internal corridor, not directly from a
habitable room (except en-suites).
• Consideration should be given for storage space
for an electric wheelchair or pram inside the
home.
• Stacking of rooms with similar uses is important
in order to prevent noise nuisance between
tenancies. There should be a buffer zone
between communal spaces and bedrooms.
• Consideration should be given to daylight in
kitchens and home offices to help with focused
tasks and reduce reliance in artificial lighting.
• Furniture layouts should be shown on all dwelling
plans to ensure good room shapes. Furniture
illustrated shall be as required in Appendix D
of AD Part M, but shall also include living room
activity space and dining table circulation space
as shown in the plans on the following pages.
• All dwellings with a private external front
door (either at ground floor or in deck-access
schemes) should not enter directly into a
habitable room, but instead via an entrance hall.
This allows a place to leave shoes and wet coats
and minimises heat loss from habitable rooms
when the front door is opened.
• Location of structure and services must be
carefully co-ordinated with flat layouts to avoid
awkward boxing details.
Peabody Design Guide 72
The Home
Home Layout & Rooms

Example of a 1 bedroom flat Example of a 2 bedroom flat Example of a 3 bedroom flat Space standard for passing
zone around dining table
(London Housing Design
Guide, 2010)

Bathroom Bedroom Balcony Bathroom Bedroom 1 Balcony Bedroom 2 Bedroom 3 Bedroom 1

1100
length
Bedroom 2
Living/Kitchen/Dining
Bathroom
HIU

1300 width 900

WC

HIU
Living/Kitchen/Dining Space standard for activity
zones in a living room
HIU

Living Room Kitchen/Dining

(London Housing Design
Guide, 2010)

Balcony

2000 x 2500
Services Cupboard Services Cupboard Services Cupboard 1800 x 1200
4p dwellings
and larger 1p – 3p
General Storage Cupboard General Storage Cupboard Laundry Cupboard dwellings
Laundry Cupboard General Storage Cupboard

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The Home
Home Layout & Rooms
Design Guidance
Circulation
The hallway, stairs and corridors
make up the circulation space within
the home. These need to be wide
enough for people and furniture
to pass easily, and they should be
pleasant spaces in themselves.
• Avoid tortuous corridors and
awkwardly-shaped rooms, as these
make a home difficult to navigate
and furnish.
• Consideration should be given on
how furniture will be brought in/
out – avoid tight turns on narrow
corridors. Staircases shall allow
standard furniture to be carried up.
• In wheelchair accessible homes
wider corridors and doors facilitate
access without damage to walls
and doors and allow space to
negotiate easy entrance and
mobility throughout the home.
04 Peabody Key Requirements & Design Guidance
Saxon Court, Maccreanor Lavington
Living Spaces
• Living spaces provide multiple
functions, such as relaxing with
family or friends, watching
TV, playing games, reading,
homework, studying, and so on.
It needs to be flexible to adapt to
these often conflicting uses.
• There should be a living space at
the entrance level of every home,
though this can be a kitchen-dining
room, except on sites subject to
occasional flooding.
• The minimum width of a living room
is 2.8m for 2 and 3 person homes,
increasing to 3.2m for larger homes.
• The living room should not be an
essential part of the circulation.
• Private external space should be
accessed from the living room.
• There should always be an open-
able window.
• It should be possible to arrange the
living room furniture in at least two
different ways.
Peabody Design Guide 74
The Home
Home Layout & Rooms
Design Guidance
Kitchens & Dining Areas
Peabody prefers separate kitchen-dining rooms
wherever possible. This is a requirement for all 3
bed+ family homes.
• Access to kitchens through a living room in 3 bed
+ family units is not acceptable.
• Cultural requirements need to be taken into
consideration. The kitchen-dining room may
need to be linked to the living space if required,
whereas other cultures prefer them entirely
separate.
• Open plan arrangements are acceptable for
all tenures in 1 and 2-bed homes. However,
consideration should be given to the location
of washing machines and extract fans to avoid
noise nuisance.
• In all schemes there should be a choice of open
plan or separate kitchen.
• Kitchens to have natural ventilation where
possible.
• Open plan kitchens should be semi-enclosed to
facilitate demarcation of the areas, and to allow
for future separation by screens or folding doors.
04 Peabody Key Requirements & Design Guidance
Embassy Gardens, ARUP
• If the dining space is not in the kitchen, there
should be space in the kitchen for a small table
for casual meals.
• In ground-floor homes, a view of and direct
access to the garden is required from the
kitchen, in order to supervise children’s play.
• Kitchens in wheelchair adaptable homes shall be
designed to take wheelchair accessible fittings,
but homes are to be fitted out with a standard
kitchen until it is known whether a wheelchair-
user is moving in. Devons Road, ORMS / Weston Williamson
• Storage space shall be provided within the
kitchen for separating out recyclables and
composting as per the local authority’s
requirements.
• Where a run of kitchen cupboards meets an
external wall adjacent to a window, there should
be an adequate depth of wall to ensure that
cupboards and worktops do not overlap the
window.
Peabody Design Guide 75
The Home
Home Layout & Rooms

Design Guidance Fish Island Village, Haworth Tompkins

Bedrooms
Like living spaces, the bedroom • There should be space for beds
also fulfils multiple functions apart to be located in more than one
from the simple requirement of a location, and without the bedhead
place to sleep. Teenagers will use under a window.
their bedroom for entertaining and
relaxing with friends. Young children
• There should be a fitted wardrobe
in the main bedroom of all homes,
will play on the floor, while older
regardless of tenure. This should be
children may do their homework at
solidly constructed as part of the
the desk. The bedroom also needs to
partitioning of the room with doors
be big enough to store clothes and
as internal non FR doors. Where
belongings.
there is no convenient alcove or
• At least one bedroom within a recess to accommodate a fitted
dwelling should be capable of wardrobe this requirement should
accommodating a 1500mm wide be checked with Peabody.
double bed with sufficient space
around it to allow a range of users
• Single bedrooms should be
demonstrably suitable for study and
access to all parts of the room.
recreation by older children, and
• The double bedroom should be a large enough to allow occupants
minimum of 2.75m wide, for good to entertain visitors.
access.
• Children's bedrooms should not
• There should be space for an have access to balconies/juliette
occasional cot in at least one balconies.
double bedroom, without
compromising the furniture layout
and accessibility round the room.

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 76

The Home
Home Layout & Rooms
Design Guidance
Home Offices
Unit plans for dwellings with 3 bedrooms shall
demonstrate that they can accommodate space
for a home office. Each Home Office shall have a
minimum of 1.80m wall length and not be in the
kitchen, living room or master bedroom.
The inclusion of a Home Office in larger dwellings
allows for a more flexible approach to modern
family lifestyles. This should be fit a desk, chair and
filing cabinet or bookshelf, with space to move
around the front and side of the desk. It should
have a daylight factor of at least 1.5%. In homes of
3 or more bedrooms, the home office cannot be in
the living room or main bedroom.
The Home Office area should be provided with
sufficient power/broadband/telephone sockets.
04 Peabody Key Requirements & Design Guidance
Embassy Gardens, ARUP
Bathrooms & WCS
Bathrooms need to be big enough for all the
functions they fulfil: bathing small children in family
homes, a place for towels and toiletries, a place for
a medicine cabinet if not provided elsewhere, and
possibly providing space for a dirty linen bin.
• All bathrooms should be designed to meet
Building Regulations Part M4 (2) other than
bathrooms to wheelchair adaptable flats which
should be design to meet Building Regulations
Part M4 (3)
• With the exception of en-suites, all bathrooms
and cloakrooms should be accessed directly off
Fish Island Village, Haworth Tompkins
dedicated circulation space.
• The ground floor WC in houses and maisonettes
should be designed as a potential future wet
room, suitable for later installation of a shower.
• External override door locks should be fitted to
WCS so access can be gained in the event of a
resident requiring assistance.
• All private sale and shared ownership homes
designed for four people or more shall have
an en-suite to the master bedroom. The en-
suite should incorporate a shower tray of 760 x
1200mm as a minimum.
Peabody Design Guide 77
The Home
Home Layout & Rooms
Design Guidance
Storage
The recurring comment from residents
in new homes is about the need for
sufficient storage. The design of the
home must make provision for this,
accommodating for the varying types
of storage required.
• Storage is to be provided in
accordance with the table listed in
the Key Requirements on page 71.
• Tall storage is required for a
vacuum cleaner and ironing-
board, in or adjacent to the
kitchen.
• A separate linen cupboard with
shelving should be provided.
• Storage space should be provided
for outdoor clothes, either with
hooks on a wall, or cupboard
adjacent to the entrance.
04 Peabody Key Requirements & Design Guidance
• In wheelchair accessible homes
space needs to be provided to
store and charge a wheelchair and
to transfer from an outdoor chair to
an indoor one.
• The maximum depth of a storage
cupboard is 1m, to allow for
sensible usage of the space.
• A secure lockable cupboard is
to be provided in every home
for harmful substances, such
as medicines, cleaning and
gardening items. This is preferred in
the kitchen.
Laundry
Many homes suffer from insufficient • Washing machines shall not be
space and consideration about the located at the back of deep
needs of clothes washing. There cupboards, incapacitating the
must be space for dirty linen, drying storage space in front.`
washed clothes, storing clean
clothes, and an ironing board. In
• In 4 bedroom 7 person homes and
addition, it is preferable for a washing
larger, there should be a separate
machine to be located away from a
utility room with space for a sink
and two appliances as a minimum.
combined kitchen/dining/living room,
This space can also be used to
particularly in family accommodation.
provide storage.
• In small open plan homes, the • Private gardens should have a
washing machine should be
rotary clothes dryer.
located in a separate cupboard to
avoid noise and vibration nuisance. • No public washing lines are
permissible in flatted developments.
• Cupboards containing washing In affordable rented flats a clothes
machines must be adequately
drier should be supplied to fit over
sized to allow for pipework behind
the bath.
the washing machine, and easy
frontal access.
Peabody Design Guide 78
The Home
Home Layout & Rooms
Design Guidance
Adaptable Homes
As families grow and residents
change, homes should present
opportunities to appropriately
change along with their inhabitants
maintaining suitable flexibility to cater
to varying needs.
• The design shall consider
adaptability within homes, i.e.
allowing spaces to be modified. It
is preferred that structural loads are
carried by party walls or exterior
walls, allowing internal partitions to
be moved or reinforced relatively
easily.
• Maintain the potential opportunity
for twin bedrooms to be split into
two singles to accommodate
growing families and different
resident dynamics;
04 Peabody Key Requirements & Design Guidance
Chobham Manor, PRP
• The layout of homes should
consider possible future changes
in demographics including design
implications for older people,
the able and less able, cultural
diversity, and different family needs,
sizes and dynamics, so as to create
accessible, inclusive, comfortable
and welcoming homes for all.
• A wheelchair-adaptable home is
one which can be easily adapted
for residents who are wheelchair
users. That is, a home which is
designed to comply fully with the
required standard, but which may
not be fully fitted out with specialist
kitchen and bathroom fittings
and grab rails. The fit-out may be
delayed until the allocation of a
resident and a discussion between
them and their Occupational
Therapist.
Peabody Design Guide 79
The Home
Features of the Home
Homes should be inclusive of all residents and reflect the needs of the local community as well as anticipate
future requirements. Homes are required to be functional, user-friendly and efficient to run and maintain for the
life-time of the building.
Key Requirements
• Private amenity space requirements
should be as per London Plan with at
least 5 sq. m for each 1-2 person dwelling
and an extra 1 sq. m for each additional
occupant. Preference is for a single usable
balcony, rather than several smaller ones.
• Where adjacent homes have adjoining
balconies, a privacy screen shall be
provided between the homes.
• Balconies shall have solid floors and
be effectively drained, with careful
consideration given to location of
rainwater pipes on elevations at design
stage.
• All balconies and other private external
spaces to have a minimum depth and
width of 1500mm.
04 Peabody Key Requirements & Design Guidance
• Where there is more than one private • All habitable rooms to have an open-able
amenity space, the principal one shall window for ventilation – not just patio/
relate to the living space. French doors.
• Windows should be designed to be • French doors are preferred to sliding
cleaned safely from inside by residents patio doors, however sliding doors will be
wherever possible, whilst taking into permitted in tall buildings where wind is
account a risk assessment to the more of an issue.
recommendations of BS 8213-1:2004. This
may override the requirements of Building
• Full height windows in front of kitchen units
or sanitary ware should be avoided.
Regulations Part K and require a cill
height or guarding at 1100mm high. • Avoid pigeon roosting features.
• If windows can not be cleaned safely from
inside by residents, a managed window
cleaning solution shall be incorporated
into the design, allowing for abseiling
points, cradles or sufficient space at
ground level for pole cleaning.
Peabody Design Guide 80
The Home
Features of the Home
Design Guidance
Private Amenity Space (page 1 of 2)
All homes should have some external private space
for recreation and relaxation. For houses, a rear
garden fulfils that requirement, but balconies and
terraces are required for all homes in a flatted
development, in addition to the provision of a
communal garden area. Private open space is
highly valued and should be provided for all homes
of whatever dwelling tenure or type – houses, flats
or maisonettes. The space provided must be safe
for children and large enough for the entire family
to sit out, receive direct sunlight for some part of
the day.
04 Peabody Key Requirements & Design Guidance
Pembroke House, Camberley, PRP
Gardens
• Gardens should have patio slabs for 1.8m in
depth stretching the full width of the property
into the garden from the rear wall of the house,
providing a firm sitting-out area.
• Paving slabs should lead to the garden shed and
washing line.
• Apart from the patio area, rear gardens should
not be paved, in order to ensure adequate
natural drainage into the soil.
• Where access can be gained to the garden from
the rear, the rear boundary fence/wall should be
of sufficient height and design to provide security
with a full height gate, complete with locks to
meet Secured by Design standards
• In addition a 900mm path shall be provided
from the rear patio to rear gate to the same
specification as the patio.
• External storage shall be provided in gardens for
gardening equipment and tools.
Peabody Design Guide 81
The Home
Features of the Home
Design Guidance
Private Amenity Space (page 2 of 2)
Balconies
• Balconies shall be designed
and finished with tenure blind
consistency.
• Recessed balconies are preferred
for tall buildings.
• Externally-located balconies should
be constructed to prevent water
draining through to the balcony
below.
• Balconies should not be made
of timber or other combustible
materials.
• Balcony surrounds must provide
privacy for the users. This means
that the balustrading can be
translucent but not transparent,
and that separation between
tenancies will need to be carefully
considered, avoiding balconies
being located next to bedrooms of
another property.
04 Peabody Key Requirements & Design Guidance
Mint Street, Pitman Tozer
• Balconies can project beyond
the back of pavement line by
a maximum of 1.5m subject
to providing both appropriate
clearance and a minimum clear
pavement width of 2m over which
no balcony is located.
• Balconies shall be of a usable
shape.
• Balconies shall be fully integrated
into the architecture of the building
materially and composition.
• Doors onto balconies should be
located to ensure they take into
account furniture layouts both
inside and outside.
• Winter gardens should be
considered when the building
aspect and orientation requires
balconies on northern elevations
or elevations fronting busy roads
as they will facilitate better use
and provide thermal and acoustic
buffers.
Peabody Design Guide 82
The Home
Features of the Home
Design Guidance
Windows
Refer to page 80 for our key
requirements for windows.
• Locks, glazing specification and
construction for all windows and
doors should minimally meet the
requirements of Secured by Design.
• Window sizes should be maximised
to allow optimal daylight into
dwellings, however this must
be balanced with the risk of
overheating and overlooking.
• Full height windows behind kitchen
units and sanitary ware, requiring
back painted glass should be
avoided.
• Opening windows should not
be oversized, making them
heavy, difficult to clean and
causing damage to mechanisms.
Manufacturer's maximum sizes shall
not be exceeded.
• Position of opening windows should
be considered for easy operation
and not be restricted by taps,
furniture etc.
04 Peabody Key Requirements & Design Guidance
Kings Cross R4, PRP
• Opening windows with sill heights
less than 1100mm should have
appropriate guarding, especially
on tall buildings.
• Windows to be high performance
timber, aluminium or composite
aluminium/timber.
• Window handles, controls and
trickle vents should be located
within reach of a resident seated
in a wheelchair and offer an
appropriate mechanism to
accommodate for those with
arthritis.
• Any potential obstructions, such
as light fittings and blinds, should
be designed such that they
do not prevent windows from
opening. Windows should also
have overriding mechanisms for
restrictors, to allow purge ventilation
if overheating occurs.
Peabody Design Guide 83
The Home
Features of the Home
Design Guidance
Services
The design of all rooms should
carefully consider the location of
key furniture alongside the practical
location of radiators and sockets.
• The furniture layout should be
shown on all Mechanical and
Electrical (M&E) drawings, to ensure
no conflicts between furniture and
fittings.
• Flue and air vent locations must
be well considered and shown on
elevation drawings from the outset.
• Ducted flues from boilers should be
avoided. Where provided, access
panels shall be incorporated
as required by regulations and
inspection.
• Phone points should be located
next to Sky points.
• Connections are required for
Digital Audio Broadcasting (DAB),
Freeview, terrestrial and Sky TV.
• Sky Q and IRS provision is required.
In addition, a second satellite dish is
04 Peabody Key Requirements & Design Guidance
Security
required to provide international TV etc.) which are readily accessible, • Door locks, glazing specification
channels to suit the local resident and easy to understand and use. and door construction should meet
profile. the requirements of Secured by
• All new homes should be fitted with Design as a minimum.
• Meters must be located at a smart energy and water meters.
reasonable location and height for
• All homes to be fitted with high • Design proposals should
wheelchair-users. demonstrate how habitable rooms
speed broadband and sufficient
are provided with an adequate
• M & E services should be accessed sockets, to enable home working.
level of privacy in relation to
directly off private circulation areas.
• Ventilation systems should be neighbouring properties and the
• Where possible HIUs for communal designed to ensure adequate street and other public spaces.
heating systems are to be located levels of air exchange rates to
off the communal corridor or avoid the occurrence of damp • Where walls between flats and
communal areas, and partitions
near to the flat entrance doors and mould.
between homes are constructed
so that flow and returns from the
• Smoke detectors should be wired-in of stud-work and plasterboard,
communal system are minimised
and provided in each dwelling at these separating partitions will be
within flats and allow for easy
all levels. All wheelchair accessible/ reinforced for their full extent as per
access for maintenance.
adaptable flats should contain SBD Guidance, to offer sufficient
• Mechanical ventilation systems an LD1 fire detection and alarm resilience to withstand criminal
are to be carefully located so they system. attack as recognised in Approved
are easily accessible for scheduled Document Q.
checks and home visits and not
• Carbon monoxide monitors are
adjacent to bedrooms.
required in every room with a
ducted gas flue or gas appliance.
• All occupied rooms should The monitor must be wired in to the
have individual home heating electricity supply.
and ventilation controls (fans,
thermostat, TRVs programmers,
Peabody Design Guide 84
Design for Different Tenures
We create communities of diversity, Manor Works, Stephen Davy Peter Smith Architects
whereby people of different
ages, backgrounds, economic
means and physical abilities can
comfortably live side by side.

This is to be achieved by delivering a diverse mix

of residential dwelling types, offering opportunities
to support sustainable neighbourhoods through
a range of property sizes and tenures. Our design
approach to delivering more inclusive housing and
addressing a wider range of needs irrespective of
tenure, starts with an in-depth understanding of
the people who will call them home. Our homes
are to be innovative and flexible so as to reflect a
community's current and future housing need.
The following guidance presents our design
approach to delivering housing for different
tenures. Building on the design requirements and
guidance set out previously in this chapter (which
are to be applied to the design of buildings and
spaces for all tenures), the following pages focus on
specific design considerations for different tenure
typologies, as well as how best to manage the
relationship between multiple tenures throughout
our communities.

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 85

Design for Different Tenures

Design Guidance Ogle Street, TateHindle

Mixed Tenure Communities

A mix of tenures throughout a community helps to
address social exclusion and promote inclusivity.
Other than those schemes to be delivered to a
single tenure, Peabody aim to create a balanced
mix of tenures, whereby the design of buildings and
spaces is tenure blind.
• Different tenures should be integrated across a
scheme as far as possible and large groups of
any single tenure avoided.
• Separate tenures should be allocated in
separate buildings or cores so as to assist the
management of service charges.
• Mix of tenures are to be appropriate to the
location and meet strategic and local borough
targets.
• Where possible, communal open spaces are
to be integrated and shared by all available
tenures.

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 86

Design for Different Tenures
Design Guidance
Affordable Rent
Peabody prides itself in delivering good quality,
liveable homes for all our residents, creating a
place of sanctuary and providing dignity to the
lives of those with whom it may often have been
taken away. We are working alongside the Mayor
of London to deliver over 6,000 new affordable
homes by 2021.
• Affordable rented homes are likely to be fully
occupied and therefore need to be designed
to cater for the activities of different family
members simultaneously.
• Wherever possible, family units should be located
on the lower floors of a development block.
• Design preference for separate kitchen
and living spaces in larger family homes
to accommodate for cultural and lifestyle
requirements of our diverse communities. Homes
with 3 bedrooms or more should have 2 living
spaces - preferably a kitchen-dining room and
separate living room.
• Only one double bedroom should be provided.
All other doubles should be capable of
accommodating twin beds.
04 Peabody Key Requirements & Design Guidance
Plevna Cresecent, Stephen Davy Peter Smith
Shared Ownership
Shared ownership offers our residents an affordable
intermediate option to purchase their own home,
which may otherwise be unaffordable on the open
market. This scheme allows residents to part buy
and part rent their home from Peabody, allowing
monthly outgoings to usually be less than private
sector renting or buying outright.
While space standards will, on the whole, be the
same as affordable housing, schemes may consider
provision of the following for shared ownership
above the standards for affordable rent:
Lennard Road, Conran & Partners
• Gym or fitness room, subject to agreement with
the Neighbourhoods Team and managed by
others.
• Provision of a greater number of two bed four
person (2B4P) homes rather than two bed three
person (2B3P) homes.
• Open plan kitchen/ dining/ living rooms are
generally acceptable; however some homes
should have the potential for the kitchen to be
separated from the living space.
• 2B4P homes and larger require an en-suite
shower room to the master bedroom. The en-
suite should be large enough to incorporate a
shower tray of 760 x 1200mm minimum.
Peabody Design Guide 87
Design for Different Tenures
Design Guidance
Private Sale
Peabody hopes to deliver a range
of private sale homes throughout
our communities. The quality of this
product, the thoughtfulness of the
design, and the additional features
within the development will affect the
choice of prospective purchasers. The
design of private sale homes needs
to reflect current market trends and
be less prescriptive than the design of
affordable homes.
Wheelchair-adaptable homes are
expected to be provided, but they
will not be adapted until a suitable
purchaser has been identified and
their needs determined.
Features which may enhance private
sale homes may include the following:
• Concierge should be considered
for larger developments of 40
private sale apartments or more. If
appropriate, this provision should
comprise a separate office for
one person, a large store for
parcels and deliveries, toilet and
04 Peabody Key Requirements & Design Guidance
kitchenette all designed and fitted
to a high standard.
• Communal gardens / roof terraces
and private terraces to provide
high quality outdoor space.
• Gym or fitness room, subject
to agreement with the
Neighbourhoods Team and
managed by others.
• Provision of a greater number
of 2B4P homes rather than 2B3P
homes.
• The potential for enhanced design
and space provision in penthouse
properties should be considered
from the outset.
• Space standards need to be
related to market demand, but
meet the Nationally Described
Space Standards as a minimum.
• A greater number of open plan
properties offering potential buyers
a range of property types to
choose from.
Manor Works, Stephen Davy Peter
Smith Architects
• Maintain flexibility within design
to allow private sale homes to be
converted to shared ownership
specification should demand and
community needs change.
• Communal areas may be designed
to a higher finishes specification to
meet market expectations,while
maintaining easy maintenance,
repair and replacement.
• 2B4P homes and larger require an Queen Elizabeth Hospital, HTA
en-suite shower room to the master
bedroom. The en-suite should
be large enough to incorporate
a shower try of 760 x 1200mm
minimum.
• Consideration should be given to
layout and en-suite provision for
buy-to-rent and joint purchasers.
Peabody Design Guide 88
Design for Different Tenures
Design Guidance
Private Rental Sector
This relatively new model of housing delivery is
aimed at easing the pressure of the housing crisis
by providing high-quality housing developments
where all properties are built for rent, not sale.
Buildings designed for PRS are usually exclusive to
this tenure option, offering lifestyle opportunities
to create an active community with a range of
residents' facilities.
While these developments will be subject to
a specific brief, the design specification is
typically the same as Private Sale. The following
considerations may additionally influence their
design:
• Close to good transport links - In London
preferably within 10 minutes' walk of a train
station.
• Lively communal spaces which support a strong
sense of community and may include lifestyle
facilities such as workspaces, communal roof
terraces, gyms, cinema rooms and club houses.
04 Peabody Key Requirements & Design Guidance
Example of a PRS flat
• Maximising the number of units per core/
floor, while carefully considering the aspect
HIU
and property orientation, leading to a more
efficient building which maintains optimal levels Bathroom 2 Bathroom 1
of daylight and sunlight and offers residents
pleasing views from their home. Living/Kitchen/Dining
• Unit sizes need to be carefully considered and
related to rental income and market demand.
• Flexibility in the layout of the homes is important, Bedroom 2 Bedroom 1
allowing buildings to accommodate for different
modes of internal arrangements and the
needs of different tenures, whether it's young
professionals who are sharing or families.
• Homes with three bedrooms or more to have
Balcony
at least one en-suite, a family bathroom and
guest WC. This may increase to a bath space per
bedroom to allow for greater flexibility to multiple
leaseholders.
General Storage Cupboard
Services Cupboard
Peabody Design Guide 89
Design for Different Tenures

Design Guidance Oldchurch Hospital, PRP

Key Worker Housing

Keyworkers are public sector employees who
provide a vital front-line service in areas of health,
education and community safety. We provide
affordable housing options for London's key
workers who do not qualify for social housing and
are not currently in a position to enter into home
ownership. These high quality homes should offer
fantastic value for money, be located in vibrant
communities with great transport links, and present
a range of property types and sizes for families,
couples, sharers and single occupant households.
The design of key worker housing will be subject
to a specific brief, but typically follows the same
design requirements as our Shared Ownership
Housing, so as to allow for potential future flexibility
between these products.

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 90

Specialist Housing
Peabody are one of the largest providers of care and support services
in London, Essex and the South East and are proud to offer a range of
housing options for people with specialist needs.
As with all of our homes, the design of these
specialist living environments starts with an
understanding of our current and future residents'
specific lifestyle, mobility and care needs. Building
on our experience of delivering and managing
a range of specialist housing, while incorporating
best practice industry guidance, we aim to offer
comfortable, sociable and up-lifting homes for our
residents.
We aim to cater to our residents' varying levels of
dependency, offering supported independent
accommodation integrated within the general
residential community. Our provision of specialist
housing is predominantly categorised under the
following accommodation types:
04 Peabody Key Requirements & Design Guidance
Supported Housing:
Housing with specialist support for a range of
people with different needs, including the following:
• Young people
• Young parents or families
• Mental health needs
• Drug and/or alcohol problems
• Homelessness
• Learning disability
Sheltered/Retirement Housing:
Independent living for older people with their own
address and front door. Facilities may include 24
hour care call system, scheme manager's office,
residents' lounge.
Extra Care:
Independent living, generally for older people
with specific care needs, with managed on-site
care and support services. Similar features to
sheltered housing, but may also include: accessible
accommodation, dining facility, laundry facilities,
activity room, guest suite, therapy rooms, office,
changing and rest room for 24-hour care staff.
Specific guidance for these specialist housing
typologies extends beyond that provided within
this document. Therefore the design of housing
for older people and those with specific care
needs must closely refer to and aim to establish
compliance with all quality standards and other
requirements including the following key guidance:
• NFCC’s Fire Safety in Specialised Housing, 2017
• Non-Mainstream Housing Design Guidance, 2012
• Housing LIN Factsheet No 6: Design Principles for
Extra Care, 2008 (see appendix for full list)
• Housing our Ageing Population: Panel for
Innovation (HAPPI), 2012
• Wheelchair Housing design Guide, Third Edition,
2018
• Living in the Community: Housing Design for
Adults with Autism, 2010
Peabody Design Guide 91
Specialist Housing

Design Guidance St Bede's Extra Care, PRP

Specialist Housing Key Principles

Housing for people with specialist
needs can deliver a range of benefits
and should be designed to meet the
following key principles:
A home for life - self-contained Flexible care services - care based
accommodation that is 'care-ready' on individual need to maximise
and can be adapted to allow independence and promote an
individuals to remain in their home active community.
and live independently as long as
Enabling buildings - buildings and
possible within the community as their
open spaces inclusively designed
needs increase.
to promote social inclusion, create
Active living developments - offering enabling environments, and are
a range of appropriate communal future proofed to allow emerging
activities and facilities which technologies to be readily installed.
empower and enable individuals to
Technology - technology plays
maximise their independence and
an important role in maintaining
promote healthy lifestyles.
the independence and security of
Sustainable communities - supporting residents. The use of appropriate
people with a range of health smart/assistive technology should
requirements, from those who are therefore be considered.
able and healthy, to those with
greater health and social care needs.

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 92

Specialist Housing
Design Guidance
HAPPI Design Principles
Reference should be made to Housing our Ageing
Population: Panel for Innovation (HAPPI) by Homes
and Communities Agency, part of: Housing for
older and vulnerable people. The HAPPI report
outlines innovative housing examples from across
Europe and makes recommendations to central
and local government, developers and housing
developers.
Peabody seeks to embrace the HAPPI principles
as far as practically possible within future
developments for older people.
04 Peabody Key Requirements & Design Guidance
The Housing our Ageing Population Panel for Innovation
(HAPPI) Report, 2009
The 10 HAPPI design recommendations are:
1. Generous/ Flexible Space Standards
2. Natural light (incl. circulation spaces) HAPPI
Housing our Ageing Population:
3. Avoidance of internal corridors and single aspect Panel for Innovation
dwellings for light and ventilation
4. ‘Care ready’ homes to accommodate emerging
technologies
5. Circulation that avoids institutionalisation and
encourages interaction
6. Lively multi-purpose social spaces that link with
the community
7. Engagement with the street
8. Energy efficient ‘green’ buildings
9. Adequate storage inside and outside home
10. Homezone design of outside spaces with
pedestrian priority
An audit of how a scheme considers each of the
HAPPI ‘ten components for the design of housing
for older people’ should be prepared during the
design stage.
Peabody Design Guide 93
Non-residential Uses
It is increasingly common for new residential developments to incorporate a variety of uses including
commercial uses – such as retail or workspace. Such commercial components can be valuable in terms of
placemaking, bringing added life, activity and character to a community, as well as providing income to
support the project viability. Careful consideration for the design, location and appropriateness of such uses is
required from the outset, so as to promote their appeal for prospective tenants and avoiding empty units which
can be detrimental to the character of the completed project.

Key Requirements
• Non-residential uses within Peabody
developments shall be restricted via
leases to those that are compatible with
our values and suitable for residential
developments, and must be agreed
with our Housing Services Team and
Commercial Property Team.
• Commercial units shall not be designed,
or allowed to be used, for sui generis uses
that fall outside other planning classes,
such as betting offices, pay day loan
shops and nightclubs.
• Prior to commencement of the design
and at acquisition stage a BREEAM
Accredited Professional shall be
appointed to the project.
• Consideration for loading/delivery
bays from the street if no loading can
be provided on-site and drop off zones
particularly for D1 & D2 uses.
• Commercial ground floor ceiling heights
to be 3.2m.
• A separate, adjacent bin store or waste
collection area must be identified for sole
use of the commercial unit(s). If more
than one unit the bin store area should be
compartmentalised.
• Each commercial unit is to have a
separate street number to the residential
units. Uniform, clear numbering to be
provided on the outside of the units.
• A complete glass shop front is to be
allowed for. Shop frontage should allow
for floor to ceiling glazing with an integral
door. The level of specification for the
glass assembly and the location of the
doorway to be agreed with Peabody’s
Commercial Properties Team (CP) –
toughened glass for the ground floor is
required. The width and location of the
opening(s) for the main entrance doors is
to be agreed with CP.
• Provision for roof top mechanical plant
with an associated riser (750 x 750mm)
is to be provided through the core
together with associated access hatch for
maintenance purposes.

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 94

Non-residential Uses
Design Guidance
Mixed Use Communities
• Non-residential uses within mixed-
use buildings and blocks, should be
clearly identifiable and suitable to
their location.
• Competing demands on ground
floor accommodation need to
be reconciled to maintain the
integrity and independence of the
residential from the commercial
uses.
• Entrances to residential
accommodation above non-
residential uses to be separate and
distinct.
• Acoustic separation between
residential and commercial uses to
be considered and lease provisions
in relation to hours of use and noise
to be agreed as part of the initial
brief for development.
04 Peabody Key Requirements & Design Guidance
Pembury Circus, Fraser Brown Mackenna
• Elevations and massing of non-
residential uses to be distinct from
the adjacent residential dwellings
and to be responsive to the public
realm.
• Non-residential elements should
contribute to a distinct building
design, integrating with the street to
create an active frontage at street
level.
• Design proposals should articulate
core uses and, if planning led,
explain the strategy to mitigate
poor co-existence of uses.
Peabody Design Guide 95
Non-residential Uses
Design Guidance
Commercial Units
• Street frontage for commercial units should be
maximised. Corner locations should be exploited
where available. Where more than one unit is
provided, they should be adjacent for flexibility.
• The early involvement of potential operators
should be sought to ensure that the operational
requirements for the commercial uses are met.
• Retail and commercial units to maximise the
use of glazed façades to provide animated
frontages. Blank or non-active façades to be
avoided.
• External activities may be allowed for retail
and commercial uses to create animated
streetscapes and create an integrated
relationship between the buildings and the
public realm surrounding them. Location of
any external activities must be appropriate to
the location and relationship to surrounding
residential properties.
04 Peabody Key Requirements & Design Guidance
• Allowance for 500mm signage strip across the • Where provision is made for a Gym, these
top of the shop front. A uniform signage strategy facilities are to be available to all residents
is required for larger schemes. regardless of tenure with an appropriate fee
structure.
• Consideration shall be given to the provision of
integrated roller shutters for security, if required, • A separate loading bay or delivery area to serve
to avoid tenants adding their own. the commercial premises. Delivery/loading area
to be flat and level and able to take loads of
• Servicing and waste management requirements 850kgs. Rear access should be provided where
for commercial uses to be carefully considered
possible depending on size, type and/or number
and integrated in a way that will limit the impact
of units allow for articulated lorry access. A Traffic
on residential amenity.
Management plan may be required.
• Where restaurant use is proposed below
residential properties, the design must • Provision of car spaces where possible and
minimum 3 cycle racks spaces per 1000 square
incorporate suitable risers for extraction to the
feet.
highest building levels.
• Commercial spaces should be designed to be as • in flats, consideration should also be given to the
Where the building contains domestic sprinklers
flexible as possible in order to be attractive to as
installation of a commercial sprinkler system in
many appropriate tenants. This includes ensuring
the commercial units.
that the size, shape, height and servicing of the
units will appeal to multiple end users.
Peabody Design Guide 96
Non-residential Uses

Creek Road, bptw

04 Peabody Key Requirements & Design Guidance Peabody Design Guide 97

05
Appendix

04
04 Peabody Key Requirements & Design Guidance
St John's Hill, Hawkins Brown

Peabody Design Guide 98

Summary of Key Requirements
Streets & Public Realm
• New Developments should make a positive
contribution to the public realm by improving
connectivity, hard and soft landscape and public
amenities where possible.
• The design of all roads, pavements, car parking,
associated drainage, lighting and landscaping shall
be to the Local Authority’s adoptable standards,
whether they are adopted or remain as private
areas.
Sustainability
• Whilst sustainability is important to Peabody, all
sustainability measures included in a scheme must
benefit the residents of that scheme, be easy to
maintain and provide long term value for money.
All energy and sustainability proposals will need
to be fully evaluated to consider management,
maintenance and running costs for our residents.
• All design proposals in London will be in accordance
with latest GLA policies on energy and sustainability
strategies.
• A Fabric First approach shall be adopted, maximising
the performance of components and materials
before considering the use of mechanical or
electrical building services.
05 Appendix
(page 1 of 7)
• All future schemes should follow the site layout • The development shall be designed to:
principles contained in Section 1 of Secured by - Include clear legible routes / wayfinding;
Design 2016 (or latest version).
- Maximise active façades / active ground floors
• Developments shall ensure that there is step-free facing streets;
access across the site, from drop-off to entrance
doors. - Avoid dominance of street level car parking,
where provided it should be well overlooked.
• Developments shall retain existing natural features
such as mature trees, where possible, to enhance
the development.
• Early analysis of overheating risk in accordance with • All developments to be at least 'air quality neutral'
CIBSE’s TM59 Design Methodology for the Assessment and to not lead to further deterioration of existing
of Overheating Risk in Homes (2017) should be poor air quality.
carried out as part of the design process.
• Where possible, buildings will offer natural ventilation.
• Development will ensure a minimum 35% on-site If not, MVHR to be installed.
carbon reduction beyond Building Regulations.
• Non-residential areas of the development to take
• All developments to meet London Plan minimum into account the guidance from BREEAM ('Very
zero carbon targets for carbon dioxide emissions Good').
reduction, meeting this requirement via carbon
offset payment rather than the inclusion of additional • Maximum water use designed to be 105 litres per
person per day.
renewable energy options.
• Where communal heating or CHP systems are to
be provided these shall be designed to Peabody’s
Fairheat design guide.
Peabody Design Guide 99
Summary of Key Requirements
Buildings
• All new developments should be designed from the
outset to meet the current London Plan and Housing
SPG, or other relevant local planning guidance and
comply with CDM 2015 Regulations.
• The external design of all buildings shall be 'tenure
blind'.
• 90% of units to meet Building Regulation requirement
M4(2) ‘accessible and adaptable dwellings’ &
the remaining 10% to meet Building Regulation
requirement M4(3) ‘wheelchair user dwellings’.
• Buildings shall be designed with sufficient number of
cores to achieve the desired tenure mix, avoiding
the need for vertical separation of tenures.
• Construction efficiency shall be fully considered
when developing building layouts to maximise
the opportunity for stacking units, structural walls,
columns and services.
• All buildings are to have active ground floor
frontages.
05 Appendix
(page 2 of 7)
• Developments should maximise the number of dual- Requirements (ER's).
aspect homes. Single aspect north facing dwellings
shall be avoided. • All external wall construction including external
cladding systems shall be fully non-combustible –
• Buildings shall be orientated to maximise exposure refer to Peabody’s ER's.
to daylight and allow sunlight into all living rooms for
• Dwellings should be designed so that sound
part of the day.
insulation values are at least 5dB better that Building
• Buildings shall also consider solar gain and the Regulations.
potential for overheating, using TM59 methodology.
• Buildings need to consider the following from the
• Buildings should have no more than 8 units per core outset:
per floor.
- Fire Strategy
• Developments should target a wall to floor ratio of
- Refuse Strategy
between 0.7 and 0.8.
- Cycle Storage
• Developments should target an overall net to gross
(floorspace) efficiency of 0.75, with typical residential - Access and Security
floorplates aiming for at least 0.8.
- Window Cleaning
• All developments of three or more storeys to • Flat roofs shall be designed with 1100mm high
be fitted with sprinklers – refer to Peabody’s
Sprinkler Policy and Specification in the Employer’s
parapet walls wherever possible, to avoid
requirements for mansafe systems.
Peabody Design Guide 100
Summary of Key Requirements
Communal Spaces
Entrances & Circulation
• Entrances to communal cores or individual dwellings
should be visible from the public realm, clearly
identified and easy to find, with a direct line of
approach from the street.
• Where possible, communal cores shall have external
windows for natural daylight and ventilation.
• Floor and wall finishes should be made of robust and
hard wearing materials that can be easily cleaned
and repaired.
• Where cores contain homes designed to both
Building Regulations M4(2) and M4(3) the whole of
the communal area and access shall be designed
to M4(3).
Communal Spaces
Communal Facilities
• Car parking and cycle storage shall be provided in
accordance with minimum Planning Requirements.
• Cycle storage shall be incorporated into the
building, be of robust and secure design, but
discrete enough to avoid theft. Our preference is
for a secure internal store, conveniently accessed
from the communal entrance lobby.
• Storage facilities for waste and recycling containers
shall meet local authority requirements and meet at
least British Standard BS5906:2005 Code of Practice
for Waste Management in Buildings.
05 Appendix
(page 3 of 7)
• All wheelchair accessible/ adaptable units above
ground floor shall be served by a minimum of two
lifts, which are designed in compliance with Building
Regulations AD Part M.
• Postboxes shall be Secured By Design approved,
and located through-the-wall or in a secure lobby
area. They should be big enough for A4 documents
and designed to avoid theft through reaching in
from outside.
• Communal staircases shall be reinforced in situ or
pre-cast concrete, with straight flights incorporated
wherever possible, avoiding winders.
• Communal controlled doors which shall include
• Landlord’s external doors which shall include doors
to plant rooms, refuse stores, bike stores and other
amenity space doors shall be robust standard
galvanised steel door-sets to comply with Secured By
Design, either self-finished or painted.
• There should be separate bin and cycle stores
for different tenures. Localised smaller stores
are preferred to one large store which can be
intimidating to enter.
• A caretakers store/ workshop shall be provided in
each development as per Peabody requirements.
main entrance doors, inner lobby doors to main
entrances and other external communal controlled
doors shall open outwards, where required for fire
egress and shall meet the requirements of Part M for
accessibility, and Secured by Design for security.
• Communal Entrance Doors to cores to be to SBD
standards and to BS 6375:2009 Part 2 Medium Service
quality.
• Colour video entry-phone system to all new flatted
developments with KMS fob access.
• There shall be CCTV to all new flatted developments,
overlooking entrances, post boxes, refuse and bike
stores and key public realm.
• Preference is for bins to be collected by the local
authority directly from store, rather than a managed
collection. Refuse store shall not connect to the core
internally as this poses a security risk and allows smells
to enter the building.
• Cycle and refuse stores shall be discrete and not
detract from the communal entrance.
• Suitable access shall be provided for maintenance
equipment for window cleaning, podium and roof
garden maintenance, lift servicing etc.
Peabody Design Guide 101
Summary of Key Requirements (page 4 of 7)

Communal Spaces
Communal External Amenities
• Sufficiently detailed landscape design and
specification required at planning stage to establish
the quality and scheme approach, including
external lighting layout.
• Maximise direct sunlight into all open spaces.
• Ensure all open spaces are well overlooked including • For developments with an occupancy of ten
roof gardens wherever possible.
• Wherever possible, communal open spaces should
be shared by all tenures.
• Trees should be carefully selected to be suitable for
their location and to allow for future growth. Semi-
mature trees are preferred wherever possible as they
less susceptible to vandalism.
• Communal amenity space shall be provided
wherever possible at street or podium level.
Communal roof gardens should be avoided above
affordable rented cores.
children or more, provide appropriate play provision
designed in accordance with the London Plan SPG,
'Providing for Children and Young People’s Play and
Informal Recreation'.
• Open space to be designed and constructed to Part • Play areas must be signed off by an accredited RPII
M of the Building Regulations taking into account the
requirements of wheelchair users and the Equality
Act 2010.
• Proposals should reflect current good practice and
the London Plan's priorities and this should treat the
landscape as 'green infrastructure' and consider the
context and any emerging borough wide strategies.
• Play areas shall be designed to ROSPA's Code of
Good Practice for Play Areas. All new equipment
used shall conform to EN 1176 and surfaces to EN
1177.
play inspector before use.

Communal Spaces
Operation & Estate Management
• Our preference is for HIUs to be accessed from
communal corridor/ deck access for easy landlord
maintenance.
• BEMS shall be provided in all schemes with
communal heating
• All Landlords meters and supplies shall be kept
separate from resident’s services and caretaker's
cupboards.
• Resident’s electricity, gas, water and other meters
shall be positioned so that they are accessible to
residents.
• Where there are communal heating pre-payment
meters, these shall be installed in accordance with
our ERs.
• Access for maintenance should be fully considered Workshops should include a kitchenette with hot and
at design stage. Maintenance access to roofs shall cold water, space for a refrigerator and 2 double
be via communal areas and not through homes. cupboard units, with space for a table and seating.
• All developments must include a Caretaker’s WC
with a hand wash basin with hot and cold water. No. of Dwellings Caretakers Workshop
Served Area
• In each core or block there should be a Caretakers’s
Cupboard with hot and cold water, butlers sink
which comply with the Peabody 'Caretakers Area 50 - 125 9.5m2
Requirements'. For every 125 units, one of these
cupboards shall be a minimum of 3m2. 125 - 250 13m2
• Developments of 50+ dwellings should incorporate 250 + 15m2
a Caretaker's Workshop. The workshop and WC
can be combined, however, the area of the WC
is in addition to the areas set out on the right.

05 Appendix Peabody Design Guide 102

Summary of Key Requirements (page 5 of 7)

The Home
Home Layout & Rooms
• All homes to be compliant with current policies
and legislation, including Local Planning Authority’s
relevant policies, the London Plan and the Housing
SPG, and the development’s funding requirements.
• Where there are wheelchair accessible / adaptable
homes, the scheme must enable a wheelchair user
to live in the unit and use any associated private
outdoor space, parking and communal facilities.
• The minimum room areas in wheelchair adaptable/
accessible homes shall be as required by Building
Regulations AD Part M. Wheelchair adaptable/
accessible homes should be located as near to
ground floor as possible.
• Minimum unit sizes shall comply with Nationally
Described Space Standards, however wheelchair
units should be at least 10-15% larger to comply with
Building Regulations AD Part M.
• Oversized homes should be avoided – affordable
homes to be no more than 10% larger than NDSS
unless agreed.
• Minimum floor-to-ceiling height of 2.5m.
• Minimum living room widths shall be 2.8m for up to 3
people; 3.2m for 4 people or more.
• All double/ twin bedrooms to be min 2.75m wide.
• Furniture should be indicated on plans to ensure
good room shapes and good positioning of windows
and doors from within the unit. In affordable rented
homes, only one double/twin bedroom shall be
shown with a double bed. Other double/twin
bedrooms shall be shown with two single beds.
• Homes with 4 bedrooms 7 persons and over to have
a utility room.
• For homes designed for an occupancy of 5 or more
people, there shall be at least one bathroom with
WC and one additional WC.
• Second bedrooms should not open onto balconies.
• 3B5P and larger affordable homes shall have a
minimum of 2 living spaces, i.e. a living room and
separate kitchen/diner.
• For schemes with a focus on provision for older
people, the project is to adhere to the HAPPI
guidelines. For further requirements on specialist
housing, refer to section within this guide titled
'Specialist Housing'.

05 Appendix Peabody Design Guide 103

Summary of Key Requirements (page 6 of 7)

The Home
Home Layout & Rooms
• Second bedrooms should not open onto balconies. • The following minimum general storage space shall be provided, free from
services and full height:
• 3B5P and larger affordable homes shall have a minimum of 2 living spaces, i.e. a
living room and separate kitchen/diner.
Occupancy 2p 3p 4p 5p 6p 7p
• For schemes with a focus on provision for older people, the project is to adhere to
the HAPPI guidelines. For further requirements on specialist housing, refer to section General storage (m2) 1.5 2.0 2.5 3.0 3.5 4.0
within this guide titled 'Specialist Housing'.
• All homes shall be designed to achieve the following minimum room areas: • Washing machines shall not be located in open plan living/dining/kitchens, and
shall be in a separate services cupboard with the MVHR units etc.

Area (m2) 2p 3p 4p 5p 6p 7p • The following minimum kitchen storage volumes shall be provided:
Kitchen 6.4 7.0 7.0 8.0 9.0 10.8 Occupancy 2p 3p 4p 5p 6p 7p

Dining Room 4.2 4.7 5.4 6.1 6.6 7.1 Kitchen storage (m3) 1.5 2.0 2.1 2.2 2.4 2.6

Living Room 11.5 12.2 14 15.4 16.6 17.8 • At planning application stage, dwelling plans shall be shown with the following
minimum length of kitchen worktop (including sink and all appliances except
Kitchen / Dining 10.6 11.7 12.4 14.1 15.6 17.9 washing machine) in order to achieve the above storage volumes:

Occupancy 2p 3p 4p 5p 6p 7p
Living / Dining 15.7 16.9 19.5 21.5 23.2 24.9

Kitchen worktop (m) 4.5 5.4 5.6 6.4 6.8 7.1

Living/ Kitchen/ Dining 23.0 25.0 27.0 29.0 31.0 33.5

Single Bedroom - 8.0 8.0 8.0 8.0 8.0 • The minimum length of the kitchen worktop in wheelchair accessible/adaptable
units will be longer, and shall be required by Building Regulations AD Part M.
Double/ Twin Bedroom 12.0 12.0 12.0 12.0 12.0 12.0

05 Appendix Peabody Design Guide 104

Summary of Key Requirements
The Home
Features of the Home
• Private amenity space requirements should be as per • Where there is more than one private amenity
London Plan with at least 5 sq. m for each 1-2 person
dwelling and an extra 1 sq. m for each additional
occupant. Preference is for a single usable balcony,
rather than several smaller ones.
• Where adjacent homes have adjoining balconies,
a privacy screen shall be provided between the
homes.
• Balconies shall have solid floors and be effectively
drained, with careful consideration given to location
of rainwater pipes on elevations at design stage.
• All balconies and other private external spaces to
have a minimum depth and width of 1500mm.
Non-residential Uses
• Non-residential uses within Peabody developments
shall be restricted via leases to those that are
compatible with our values and suitable for
residential developments, and must be agreed with
our Housing Services Team and Commercial Property
Team.
• Commercial units shall not be designed, or allowed
to be used, for sui generis uses that fall outside other
planning classes, such as betting offices, pay day
loan shops and nightclubs.
• Prior to commencement of the design and at
acquisition stage a BREEAM Accredited Professional
shall be appointed to the project.
05 Appendix
(page 7 of 7)
space, the principal one shall relate to the living
space.
• Windows should be designed to be cleaned
safely from inside by residents wherever possible,
whilst taking into account a risk assessment to the
recommendations of BS 8213-1:2004. This may
override the requirements of Building Regulations
Part K and require a cill height or guarding at
1100mm high.
• If windows can not be cleaned safely from inside
by residents, a managed window cleaning solution
shall be incorporated into the design, allowing for
abseiling points, cradles or sufficient space at ground
level for pole cleaning.
• Consideration for loading/delivery bays from the
street if no loading can be provided on-site and
drop off zones particularly for D1 & D2 uses.
• Commercial ground floor ceiling heights to be 3.2m.
• A separate, adjacent bin store or waste collection
area must be identified for sole use of the
commercial unit(s). If more than one unit the bin
store area should be compartmentalised.
• Each commercial unit is to have a separate street
number to the residential units. Uniform, clear
numbering to be provided on the outside of the
units.
• All habitable rooms to have an open-able window
for ventilation – not just patio/French doors.
• French doors are preferred to sliding patio doors,
however sliding doors will be permitted in tall
buildings where wind is more of an issue.
• Full height windows in front of kitchen units or sanitary
ware should be avoided.
• Avoid pigeon roosting features.
• A complete glass shop front is to be allowed for.
Shop frontage should allow for floor to ceiling glazing
with an integral door. The level of specification for
the glass assembly and the location of the doorway
to be agreed with Peabody’s Commercial Properties
Team (CP) – toughened glass for the ground floor is
required. The width and location of the opening(s)
for the main entrance doors is to be agreed with CP.
• Provision for roof top mechanical plant with an
associated riser (750 x 750mm) is to be provided
through the core together with associated access
hatch for maintenance purposes.
Peabody Design Guide 105
Design Principles & Aims for Extra Care

Housing Learning and Improvement

Accommodation Area Accommodation Area
Network (LIN) - Design Principles & Aims for
Extra Care (2008) Informal seating spaces 3m² each General storage 20m²
We recommend the typical 1 Bed Flat to be 54m² (throughout scheme) minimum
and the 2 Bed Flat to be 68m². The following Minimum of 1 no. Lift to all floors: 2600 x 1800mm
Large re-charging store for 25 – 30m² shaft approx
schedule represents a scheme of 40 flats and gives
electric buggies and scooters
an indication of spaces to consider with suggested
Lift Motor Room if required 4m²
floor areas. Manager’s Office 15m²
Refuse Store 20m²
Accommodation Area Care Staff Office 18m²
Recycling collection point 6m²
Residents’ Accommodation 1b2p - Approx. Photocopy Area 4m²
54m² Plant room and Service risers Will vary, as a
Staff overnight room with en-suite 18m² guide allow
2b3p - Approx. facilities 20-25m²
68m²
Staff rest room with kitchenette 15 – 20m² Electrical Intake/Meter room 10m²
Main Communal Lounge 1.5m²/flat
Staff locker/change room & 12m²
Dining Area 11.7m² shower/WC

Residents Tea Kitchen 10m² Guest room with en-suite 20m²

Small Lounge or Hobby Room min 15m² each Laundry 20m²

Communal WCs 4m² Main catering kitchen and 60m²

associated storage and staff
Assisted Bathrooms 12 – 15m² facilities

Hairdressing and Beauty Therapy 6m² Cleaners storage 5m²

05 Appendix Peabody Design Guide 106

Design Guide Credits
Photo Credits
Credit for the photos included throughout this
Design Guide is due to the following for giving
permission for us to use their images:
• Benedict Luxmoore - Heathside & Lethbridge
(page 45, 59 & 61)
• Craig Auckland - Creek Road (page 23 & 43)
• David Bank - Oldchurch Hospital (page 90)
• Dennis Gilbert - Underwood Road (page 53)
• Jack Hobhouse - St John's Hill (page 14, 38, 65 & - Oval Quarter (page 57)
98)
• Jody Kingzett - Embassy Gardens (page 45, 75 & • Richard Riddick - Creek Road (page 97)
77)
• Robert Greshoff - Plaistow Hospital (page 12, 30
- Lock Keepers (page 26)
- Darbishire Place (page 24)
• Kilian O'Sullivan - Mint Street (page 13, 40 & 82)
• Lyndon Douglas - Lime Wharf (page 37 & 67)
- Manor Works (page 85)
- Plevna Cresecent (page 87)
• Miles Willis - Blackfriars Estate (page 7)
• Morley von Sternberg - Coin Street (page 66)
05 Appendix
• Nick Kane - New Darishire Place (page 6 & 29)
• Philip Vile - Silchester (page 8 & 42)
- Peabody Avenue (page 25)
- Newington Green (page 55)
- Ogle Street (page 86)
• Rory Gardiner - Monier Road (page 16)
• Richard Chivers - Park Heights (page 54)
- Chobham Manor (page 79)
& 39)
- Devons Road (page 46,75 & 77)
• Simon Harvey - Fish Island Village (page 76 & 77)
• Tim Crocker - Hargood Close (page 11)
- Pembury (page 33, 59 & 95)
- St Stephen's Green (page 63)
- Saxon Court (page 74)
- Kings Cross R4 (page 83)
- St Bede's Extra Care (page 92)
A number of images are accredited to each of the
drafting organisations respective image libraries,
these include:
• Peabody - page 5, 31, 87 & 88
• PRP - page 81
• Haworth Tompkins - page 19
• Images created specifically for this Design Guide
include those featured on the following pages:
20, 22, 28, 50, 51, 69, 73 & 89.
The Project team has used our best endeavours
to ensure that images are credited correctly. If
any errors in the accreditation of photographs
are brought to our attention, the information will
be corrected in the next edition of the Peabody
Design Guide.
Developing the Design Guide
This Design Guide has been developed in
consultation with representatives from a range of
departments within Peabody, as well as resident
volunteers currently living in Peabody communities.
The production of the document was headed
by Dave Norris and Joanne Groarke of Peabody,
and facilitated and produced by Nick James and
Brendan Kilpatrick of PRP Architects and Sarah Hare
and Toby Johnson of Haworth Tompkins Architects.
Peabody Design Guide 107
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BREEAM - New Construction Technical Standards, BRE, 2018 (page 47)
BR 209 - Site layout planning for daylight and sunlight: a guide to good
practice, BRE, 2011 (page 36)
BS EN 1176-1 - Playground equipment and surfacing. General safety
requirements and test methods, BSI, 2017 (page 66)
BS 5489-1 - Code of practice for the design of road lighting - Part 1: Lighting of
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BS 5906 - Waste management in buildings. Code of practice, BSI, 2005 (page
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BS 6375-2 - Performance of windows and doors. Classification for operation
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05 Appendix
Good Growth By Design, GLA, 2017 (page 9)
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Communities Agency, 2009 (page 70, 87, 94 and 96)
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Living in the Community Housing Design for Adults with Autism, Helen Hamlyn
Centre, 2010 (page 94)
London Cycling Design Standards, GLA, 2014 (page 58)
London Housing Design Guide - Interim Edition, London Development
Agency, 2010 (page 72)
Managing health and safety in construction - Construction (Design and
Management) Regulations, Health and Safety Executive, 2015 (page 41)
Non-mainstream Housing Design Guidance, Homes and Communities
Agency, 2012 (page 94)
Secured by Design - Homes, Secured by Design, 2016 (page 35, 39 and 52)
Shaping Neighbourhoods: Play and Informal Recreation - Supplementary
Planning Guidance, GLA, 2012 (page 60 and 66)
Trees in Hard Landscapes: A Guide for Delivery, TDAG, 2014 (page 38)
The London Plan, GLA, 2017 (page 34, 41 and 70)
TM59 - Design methodology for the assessment of overheating risk in homes,
CIBSE, 2017 (page 29, 41, 47 and 50)
Wheelchair Housing Design Guide: 3rd Edition, RIBA, 2018 (page 94)
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List of Abbreviations
AD - Approved Document
BEMS - Building Energy Management Services
BIM - Building Information Model
BOPAS - Buildoffsite Property Assurance Scheme
CCTV - Closed-circuit Television
CHP - Combined Heat and Power
CMG - Capital Management Group
DAB - Digital Audio Broadcasting
D&B - Design and Build
D&QT - Design and Quality Team
ER's - Employer's Requirements
GLA - Greater London Authority
HIU - Heat Interface Unit
IRS - Integrated Reception System
JV - Joint Venture
LED - Light Emitting Diode
05 Appendix
M&E - Mechanical and Electrical
MVHR - Mechanical Ventilation with Heat Recovery
NHBC - National House-Building Council
NDSS - Nationally Described Space Standard
ODP - Operational Design Panel
PTAL - Public Transport Accessibility Level
ROSPA - The Royal Society for the Prevention of Accidents
SAP - Standard Assessment Procedure
SBD - Secure by Design
SPG - Supplementary Planning Guidance
SuDS - Sustainable Drainage Systems
TFL - Transport for London
TRVs - Thermostatic Radiator Valves
VOC - Volatile Organic Compound
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