ARCHITECTS HAND

BOOK
HOUSING AND RESIDENTIAL
BUILDINGS
PUBLIC SECTOR DEVELOPMENT
SOCIAL HOUSING

For much of the 20th century , until the mid-1980s, public-sector rented accomodation provided a huge
amount of the housing stock. It was intended to cater for a social need; that is , to provide straightforward
accomodation for lower- income groups who would normally have been unable to obtain a building
society mortgage to purchase their own home.

From the 1960s, an attempt was made to provide a ‘third way’ with the development of housing
associations. These are semi- autonomous organisation, able to obtain public- sector finance via the
Housing Corporation, a public body established by the housing Act 1964.Housing associations have
expanded to the extent that by the 1990s they were providing most of the public-sector housing in UK.
REHABILITATION

Another aspect which must be mentioned is the move away from comprehensive redevelopment towards
rehabilitation of existing dwellings. In the late 1970s it was realised that rehabilitation of existing dwellings
had several advantages

● It was quicker than rebuilding.

● It appeared to be cheaper.
● And it preserved the existing townscape pattern.

SOCIAL HOUSING AT THE END OF THE 1900s

The ‘New Labour’ Government, first elected in 1997, is committed to considerable increases in local authority
housing budgets

It has been estimated that local authorities could soon be providing around 80% of social housing. Note that local
authorities are to some extent regarded as ‘enablers’ who co-ordinate national government, housing corporation
and private sector efforts, in order to produce a viable scheme. One intention is that private house-builders are
given incentives to build low-cost housing, which will then be handed to the local authority or a housing association
for management. Some of the more innovative housing organisations are attempting to provide a mix of dwellings
in one development.
PRIVATE FINANCE INITIATIVE
Another attempt by government to finance housing development is through introducing private finance to public-sector
schemes; this idea, introduced by the Conservatives, has been continued by the Labour Government. Covered by the
acronym PFI (private finance initiative) it is intended to cover all aspects of public finance, not just housing. At present, it
has had little success, but it is at least in theory an important part of the government programme, of all main political
parties. The problem with PFI is how the risk taken by the private sector can be covered within the rules of public
accountability; in housing, the costs of the loans are intended to be repaid from rents, but it is difficult to know whether this
can be achieved. in practice.

Ownership in the mid-1990s

68% Owner occupied ( up from 56% in 1979)

18% Local authority/public sector

10% Private rented sector

4% Housing association
PRIVATE SECTOR DEVELOPMENT
The design of an individual house has always had a great fascination for architects , but a design of mass
private-sector housing for developers has rarely been successfully achieved. Eric Lyons’ designs for
SPAN (for instance, at New Ash Green, Kent) are one of the notable exceptions.

Most developers have to work with a limited range of plans and elevational treatments, depending on the
market in which the dwellings will be sold. Layouts have not changed much over the years , the main
changes coming in constructional techniques or in economy of labour or materials.

ELEVATIONAL TREATMENT

For private sector dwellings, this almost always has a traditional appearance. An attempt at so-called
Georgian styles is often made, which appear to be continually popular with purchasers but rarely
considered successful by designers.
CAR OWNERSHIP

Growth in car ownership has resulted in two- or even three-car families, a situation considered
inconceivable in the 1950s. The resulting overcrowding on many estate roads has had seriously
detrimental effects on the visual quality, and no solution is yet in site. Public transport is often expensive,
woefully inadequate or even non-existent.

CURRENT TRENDS

One UK national house-builder has suggested that its own future developments should attempt to
concentrate on:

ensuring that developments are designed as identifiable neighbourhoods, with boundaries, centres and
focal points (‘think public first, private second’)

● providing better quality external space

● wherever possible, linking development to better public transport
 ● wherever possible, linking development to better public transport
● providing narrower roads, reducing the depth of front gardens and building nearer to the road
● dispensing with cul-de-sac layouts
● designing ‘hide and disguise’ garages (i.e. garages incorporated within, or under, the house
whenever possible, rather than designed as large, separate buildings).

PPG 3 (Planning policy guidance HOUSING)

PPG 3 suggests that housing development should have more regard to:

● higher density development (less than 30 dwelling/ha should be avoided; between 30 and 50
dwelling/ha should be encouraged) in town centres and with good public transport.
● lower car-parking standards
● ‘sequential testing’ of sites (considering inner urban sites first, then urban edges, than village infill,
then new settlements)
● offering more choice, both within sites and buildings (e.g. flats over shops, a greater mix of
dwelling types)
● fewer planning restrictions on conversions to residential use
 ● providing more affordable housing (also for renting)
● re-using previously developed land and buildings
● improving quality of design (local authorities are to actively promote good design)
● co-ordinating transport and land use
● promoting sustainable development.

BROWNFIELD SITES

Recent developments have included attempts by the government to encourage new building on so-called
‘brownfield’ sites (i.e., generally, urban sites suffering from some ground pollution). This approach suffers
in particular from two problems - the additional cost of building on polluted sites, and the difficulty of
persuading private-sector purchasers to live in inner-urban areas previously avoided.

LIFETIME HOMES

A concept developed in a study for the Joseph Rowntree Foundation, to develop dwelling layouts that are
‘flexible, adaptable, and accessible’, and able to meet the varying needs of a family, from young children
to the elderly or disabled. The layouts allow easily adaptable internal arrangements, and incorporate 16
specific design features.
DWELLING DESIGN STANDARDS
USER REQUIREMENTS

Where the dwelling is not designed for a known client,

user requirements are generally summarised in terms
of number of people to be accommodated and
agreement of number and use of rooms.

User requirement checklist If the client or user is not

known, the layout of a dwelling should be tested by a
list of questions that might be asked by a user. It will
probably be impossible to meet all the requirements -
the designer has to judge which priorities should be
achieved.
CONTROLLING DIMENSIONS

Recommendations for horizontal and vertical controlling

dimensions have been developed in order to make use of
dimensionally co-ordinated standard components.

Horizontal dimensions (plans) A 300mm grid is used, with a

100mm grid as second preference and a 5Omm grid as third
preference.

Vertical dimensions These are more closely defined.

HOUSING STANDARDS
(PUBLIC SECTORS)
UNIT LAYOUT
HOUSING STANDARDS (PRIVATE
SECTOR)

The private sector has no national required

standards, other than the normal constraints of
planning permission and the Building
Regulations.

The planning authority often attempts to exercise

control over external appearance or general
layout, but has no control over internal planning
(unless it is an existing building). The Building
Regulations are primarily intended to cover
health and safety matters, although they also lay
down standards concerning conservation of fuel
and power (note that the Scottish Building
Regulations tend to have more specific
requirements on several areas).
 BUILDING TYPES
LOW - RISE OR HIGH - RISE

In the UK the accepted maximum height of entrance doors to dwellings normally

reached by ramp or stairs is four storeys from ground level or from the main
entrance to the building. Beyond that limit, lift access must be provided; and a
building containing such flats is regarded as high-rise. In practice, low rise
flatted buildings are often provided with lifts; in public sector housing these are
required where more than two storeys have to be climbed to any private
entrance door. Such a building, from three to five storeys, is generally called
medium-rise. Types can be distinguished as follows.

POINT BLOCK OR SLAB BLOCK

In a point block, all dwellings share a single vertical access system . Vertical
access must always include the stairway; according to height and layout, the
building might *also have one lift or more and secondary escape stairs. Slab
block is a continuous building in which dwellings are reached by 2 or more
separate vertical access systems.
MAISONETTES

Separate dwellings in low- or high-rise blocks

having rooms arranged on more than one storey
are known as maisonettes: they have been built
in the UK in four storey blocks, in slab blocks
and in combination with flats . Such
arrangements can show savings over flats of
similar accommodation because there is less
common access space.
SAFETY AND SECURITY
DOMESTIC SAFETY

Statistically, it is in the home that most personal accidents occur. Many aspects are covered by statutory
requirements (mainly building regulations) or quasi-legal recommendations (e.g. IEE regulations), but
additional items need to be borne in mind, such as the height of window sills, particularly in children’s
bedrooms, opening windows and restrictor mechanisms, glazing in doors, stairs (especially retractable
steps to lofts), unexpected changes in level, heating appliances and cookers, electrical equipment,
temperature controls (to hot water and radiators). Situations to which the immediate family may be
accustomed could present unexpected danger to visitors, particularly young children, the elderly and
people with disabilities. Medical cabinets should be located in the master bedroom (not the bathroom)
and should be out of reach of young children; they may also need to be kept locked, in which case
sticking plasters and other treatments for minor ailments need to be kept elsewhere and easily accessible
to children. All tools should be kept in a secure location. Doors to kitchen units and alcohol cabinets
should have restrictor fastenings to prevent easy opening by young children. However, remember that
safety devices for young children may also make access difficult for the elderly.
EXTERNAL AND SITE SECURITY

This is best served by good lighting and visibility. Access routes and entrances should never be dark or
concealed, however romantic this might appear, and should if possible allow sufficient space to avoid
difficult encounters. Video cameras are now common and appear to have good deterrent effect, but many
consider them to be an infringement on privacy. They are expensive to maintain properly, and they add
considerably to visual clutter. Avoid dense planting round entrances and ground-floor windows
The NHBC Standards mentioned earlier also suggested that:

● layouts should be organised so that general public access is discouraged

● good street and background lighting should be provided
● dark corners etc. should be avoided
● footpaths away from vehicular routes should be avoided, as should those allowing unobserved
through-routes
● the fronts of dwellings should generally be in open view, and walls etc. should be kept to waist
height, although there is a potential conflict between visibility and privacy
● rear gardens should back onto one another, and should not abut open spaces such as parks,
railway embankments etc.
SITE TOPOGRAPHY
EFFECTS AND GRADIENT

Where slopes are moderate, the choice of plan is affected little by gradient; on steeper slopes some forms of plan can be used to
greater advantage than others. Where houses run parallel to contours the use of wider-frontage houses minimises the need for
under-building or excavation. Savings thus made can counterbalance the usually adverse equation between wide frontage and
greater servicing and development costs. Very steep sites can, however, present opportunities for imaginative use of split level
plans or entry to upper floors Houses running across contours, especially in terraces, should employ narrow-frontage plans,
stepping at each house or pair of houses.
SITE TOPOGRAPHY
ASPECTS

Aspect is an important characteristic which relates the plan to the conditions of its site. Four basic layouts can be identified

~ Dual aspect: rooms look out in both directions, to access and garden sides.

~Single, blind-side, or controlled aspect: rooms other than kitchen and service room look out in one direction only, usually garden
side.

~Reverse aspect: rooms on ground storey and upper storeys look out in opposite directions.

~Open aspect: ideal detached or semi-detached condition where rooms can look out in three or four directions without constraint.
LAYOUTS AND ACCESS
Access to dwelling Terrace accommodation has greatest access problem; detached houses the least, although deep and
narrow front gardens can result in costly service routes. Five basic systems can be distinguished:

~ Houses and footpaths along road with no segregation of vehicular and pedestrian traffic. Implies no through traffic; no on-
street parking (20).

~Road and footpath on opposite sides of house. Implies house design permitting access either side without loss of privacy;
requires children’s play area other than in road (21).
LAYOUTS AND ACCESS
~Vehited by access distance (45m maximum for fire appliances, about 25 m for refuse collection); requires particularly well-designed
and maintained parking and garaging (see 22).

~Vertical segregation of vehicles and pedestrians. Expensive; suits high density of steeply sloping sites (see 23).

~Primarily pedestrian access to small groups of houses shared with private cars and light delivery vehicles. Requires careful design to
enforce low speeds and restrict use to legitimate access (see 24).
LAYOUTS AND ACCESS
Access roads Access roads to houses can be subdivided into two groups (see 25,26). Traffic calming measures (road
humps etc.) may in place;

~General access roads: for service vehicles, cars and (depending on layout system), frontage access or occasional visitor
parking. Design to limit speed at junction with local distributor road.

~ Minor access roads: designed to allow slow-speed vehicle penetration of pedestrian priority area, serving up to 25
houses, with speeds kept low by width, alignment, speed humps, surface texture and visibility provision. May be a cul-de-
sac with turning at end, short loop, or leading to restricted vehicle/pedestrian mixed courtyard.
LAYOUTS AND ACCESS
PEDESTRIAN ACCESS
Primary acess Footpaths should run as directly as possible to major attractions (schools, shops, bus stops) away from
cessheavy traffic roads. They should be well-lit and overlooked (for security), sheltered and avoid steep gradients. Use
ramps rather than steps, or ramps as alternative routes where steps are necessary. The design width should allow prams
and wheelchairs to pass clearly round obstructions: minimum 1.8m, but on pedestrian traffic routes generally allow 2.4m on
open ground and 3.0m between buildings and fences. Footpaths between a road or pedestrian traffic route and small
groups of houses can be 1.8m; 1.2m for two houses, 0.9m for a single house (see 30,31). The maximum distance from the
road to the door of a house should be 45m.

Secondary access Additional paths to or within gardens, garage courts etc. can be 0.7-1.0m between fences, 0.3-0.6m on
open ground (see also 60). Their use as through routes should be discouraged. (See also Landscape Works section.)
LAYOUTS AND ACCESS
RELATIONSHIP TO OTHER BUILDINGS
Daylight and sunlight

Consult relevant regulations and codes for daylighting standards in habitable rooms; these also provide for the protection
of residential buildings and undeveloped sites from obstruction of daylight by new development. These provisions are
normally adopted in England and Wales by the planning authority in development control (and are to some extent
mandatory in Scotland). A proposed building can be tested for both distance from its own boundary and distance from other
buildings by using permissible height indicators. So far as possible, principal rooms should receive sunlight at some part of
day throughout most of year but this not generally enforced by regulations or development control. Angles and direction of
sunlight can be established hourly for any time of year at any latitude.
RELATIONSHIP TO OTHER BUILDINGS
Private open space

All dwellings, and particularly those for families, require some kind of related open space - whether garden, patio or
balcony - which is sunny and sheltered from wind. It should ideally be large enough to allow space for clothes
drying,toddlers' play, out-door hobbies and sitting out. For factors affecting location of outdoor living areas.
RELATIONSHIP TO OTHER BUILDINGS
Gardens

An enclosed garden enhances privacy. Walls, hedges and, to a lesser extent, trees can provide natural protection from
noise, wind and dust. It is an advantage if a private garden can open out of the living area, providing an outdoors extension
of the living space. The best locations are generally on the south and west sides, but an enclosed garden on the north side
can provide a sunlit view if deep enough (see 42).

Visual privacy

Many planning authorities seek to prevent houses being overlooked from neighbouring houses or across the road . Rule of
thumb minimum distances of 18 m (front of dwellings) and 22m (rear) are often stated but this is restrictive and ineffective
since visibility is affected by the types of windows involved and their respective levels, and the incidence to one another -
for instance, for diagonal sight-lines, distances can be reduced to 10m.As with other environmental factors privacy must be
considered in relation to competing benefits; in highdensity developments it is a matter for careful consideration in design
and layout. Use of blind side or single-aspect house designs will help (e.g. on sloping sites or where footpaths pass close
to houses) and effective screening of private gardens is also important (see 46,47). However, privacy should not be
achieved at the cost of isolation: ideally a degree of screening for visual privacy should be within the control of residents.
RELATIONSHIP TO OTHER BUILDINGS
SITE TOPOGRAPHY
EFFECTS AND GRADIENT

Where slopes are moderate, the choice of plan is affected little by gradient; on steeper slopes some forms of plan can be used to
greater advantage than others. Where houses run parallel to contours the use of wider-frontage houses minimises the need for
under-building or excavation. Savings thus made can counterbalance the usually adverse equation between wide frontage and
greater servicing and development costs. Very steep sites can, however, present opportunities for imaginative use of split level
plans or entry to upper floors Houses running across contours, especially in terraces, should employ narrow-frontage plans,
stepping at each house or pair of houses.
SITE TOPOGRAPHY
ASPECTS

Aspect is an important characteristic which relates the plan to the conditions of its site. Four basic layouts can be identified

~ Dual aspect: rooms look out in both directions, to access and garden sides.

~Single, blind-side, or controlled aspect: rooms other than kitchen and service room look out in one direction only, usually garden
side.

~Reverse aspect: rooms on ground storey and upper storeys look out in opposite directions.

~Open aspect: ideal detached or semi-detached condition where rooms can look out in three or four directions without constraint.
LAYOUTS AND ACCESS
Access to dwelling Terrace accommodation has greatest access problem; detached houses the least, although deep and
narrow front gardens can result in costly service routes. Five basic systems can be distinguished:

~ Houses and footpaths along road with no segregation of vehicular and pedestrian traffic. Implies no through traffic; no on-
street parking (20).

~Road and footpath on opposite sides of house. Implies house design permitting access either side without loss of privacy;
requires children’s play area other than in road (21).
LAYOUTS AND ACCESS
~Vehited by access distance (45m maximum for fire appliances, about 25 m for refuse collection); requires particularly well-designed
and maintained parking and garaging (see 22).

~Vertical segregation of vehicles and pedestrians. Expensive; suits high density of steeply sloping sites (see 23).

~Primarily pedestrian access to small groups of houses shared with private cars and light delivery vehicles. Requires careful design to
enforce low speeds and restrict use to legitimate access (see 24).
LAYOUTS AND ACCESS
Access roads Access roads to houses can be subdivided into two groups (see 25,26). Traffic calming measures (road
humps etc.) may in place;

~General access roads: for service vehicles, cars and (depending on layout system), frontage access or occasional visitor
parking. Design to limit speed at junction with local distributor road.

~ Minor access roads: designed to allow slow-speed vehicle penetration of pedestrian priority area, serving up to 25
houses, with speeds kept low by width, alignment, speed humps, surface texture and visibility provision. May be a cul-de-
sac with turning at end, short loop, or leading to restricted vehicle/pedestrian mixed courtyard.
LAYOUTS AND ACCESS
PEDESTRIAN ACCESS
Primary acess Footpaths should run as directly as possible to major attractions (schools, shops, bus stops) away from
cessheavy traffic roads. They should be well-lit and overlooked (for security), sheltered and avoid steep gradients. Use
ramps rather than steps, or ramps as alternative routes where steps are necessary. The design width should allow prams
and wheelchairs to pass clearly round obstructions: minimum 1.8m, but on pedestrian traffic routes generally allow 2.4m on
open ground and 3.0m between buildings and fences. Footpaths between a road or pedestrian traffic route and small
groups of houses can be 1.8m; 1.2m for two houses, 0.9m for a single house (see 30,31). The maximum distance from the
road to the door of a house should be 45m.

Secondary access Additional paths to or within gardens, garage courts etc. can be 0.7-1.0m between fences, 0.3-0.6m on
open ground (see also 60). Their use as through routes should be discouraged. (See also Landscape Works section.)
LAYOUTS AND ACCESS
RELATIONSHIP TO OTHER BUILDINGS
Daylight and sunlight

Consult relevant regulations and codes for daylighting standards in habitable rooms; these also provide for the protection
of residential buildings and undeveloped sites from obstruction of daylight by new development. These provisions are
normally adopted in England and Wales by the planning authority in development control (and are to some extent
mandatory in Scotland). A proposed building can be tested for both distance from its own boundary and distance from other
buildings by using permissible height indicators. So far as possible, principal rooms should receive sunlight at some part of
day throughout most of year but this not generally enforced by regulations or development control. Angles and direction of
sunlight can be established hourly for any time of year at any latitude.
RELATIONSHIP TO OTHER BUILDINGS
Private open space

All dwellings, and particularly those for families, require some kind of related open space - whether garden, patio or
balcony - which is sunny and sheltered from wind. It should ideally be large enough to allow space for clothes
drying,toddlers' play, out-door hobbies and sitting out. For factors affecting location of outdoor living areas.
SITE TOPOGRAPHY
EFFECTS AND GRADIENT

Where slopes are moderate, the choice of plan is affected little by gradient; on steeper slopes some forms of plan can be used to
greater advantage than others. Where houses run parallel to contours the use of wider-frontage houses minimises the need for
under-building or excavation. Savings thus made can counterbalance the usually adverse equation between wide frontage and
greater servicing and development costs. Very steep sites can, however, present opportunities for imaginative use of split level
plans or entry to upper floors Houses running across contours, especially in terraces, should employ narrow-frontage plans,
stepping at each house or pair of houses.
SITE TOPOGRAPHY
ASPECTS

Aspect is an important characteristic which relates the plan to the conditions of its site. Four basic layouts can be identified

~ Dual aspect: rooms look out in both directions, to access and garden sides.

~Single, blind-side, or controlled aspect: rooms other than kitchen and service room look out in one direction only, usually garden
side.

~Reverse aspect: rooms on ground storey and upper storeys look out in opposite directions.

~Open aspect: ideal detached or semi-detached condition where rooms can look out in three or four directions without constraint.
LAYOUTS AND ACCESS
Access to dwelling Terrace accommodation has greatest access problem; detached houses the least, although deep and
narrow front gardens can result in costly service routes. Five basic systems can be distinguished:

~ Houses and footpaths along road with no segregation of vehicular and pedestrian traffic. Implies no through traffic; no on-
street parking (20).

~Road and footpath on opposite sides of house. Implies house design permitting access either side without loss of privacy;
requires children’s play area other than in road (21).
LAYOUTS AND ACCESS
~Vehited by access distance (45m maximum for fire appliances, about 25 m for refuse collection); requires particularly well-designed
and maintained parking and garaging (see 22).

~Vertical segregation of vehicles and pedestrians. Expensive; suits high density of steeply sloping sites (see 23).

~Primarily pedestrian access to small groups of houses shared with private cars and light delivery vehicles. Requires careful design to
enforce low speeds and restrict use to legitimate access (see 24).
LAYOUTS AND ACCESS
Access roads Access roads to houses can be subdivided into two groups (see 25,26). Traffic calming measures (road
humps etc.) may in place;

~General access roads: for service vehicles, cars and (depending on layout system), frontage access or occasional visitor
parking. Design to limit speed at junction with local distributor road.

~ Minor access roads: designed to allow slow-speed vehicle penetration of pedestrian priority area, serving up to 25
houses, with speeds kept low by width, alignment, speed humps, surface texture and visibility provision. May be a cul-de-
sac with turning at end, short loop, or leading to restricted vehicle/pedestrian mixed courtyard.
LAYOUTS AND ACCESS
PEDESTRIAN ACCESS
Primary acess Footpaths should run as directly as possible to major attractions (schools, shops, bus stops) away from
cessheavy traffic roads. They should be well-lit and overlooked (for security), sheltered and avoid steep gradients. Use
ramps rather than steps, or ramps as alternative routes where steps are necessary. The design width should allow prams
and wheelchairs to pass clearly round obstructions: minimum 1.8m, but on pedestrian traffic routes generally allow 2.4m on
open ground and 3.0m between buildings and fences. Footpaths between a road or pedestrian traffic route and small
groups of houses can be 1.8m; 1.2m for two houses, 0.9m for a single house (see 30,31). The maximum distance from the
road to the door of a house should be 45m.

Secondary access Additional paths to or within gardens, garage courts etc. can be 0.7-1.0m between fences, 0.3-0.6m on
open ground (see also 60). Their use as through routes should be discouraged. (See also Landscape Works section.)
LAYOUTS AND ACCESS
RELATIONSHIP TO OTHER BUILDINGS
Daylight and sunlight

Consult relevant regulations and codes for daylighting standards in habitable rooms; these also provide for the protection
of residential buildings and undeveloped sites from obstruction of daylight by new development. These provisions are
normally adopted in England and Wales by the planning authority in development control (and are to some extent
mandatory in Scotland). A proposed building can be tested for both distance from its own boundary and distance from other
buildings by using permissible height indicators. So far as possible, principal rooms should receive sunlight at some part of
day throughout most of year but this not generally enforced by regulations or development control. Angles and direction of
sunlight can be established hourly for any time of year at any latitude.
ARCHITECTS HAND
BOOK
LAYOUTS AND ACCESS
~Vehited by access distance (45m maximum for fire appliances, about 25 m for refuse collection); requires particularly well-designed
and maintained parking and garaging (see 22).

~Vertical segregation of vehicles and pedestrians. Expensive; suits high density of steeply sloping sites (see 23).

~Primarily pedestrian access to small groups of houses shared with private cars and light delivery vehicles. Requires careful design to
enforce low speeds and restrict use to legitimate access (see 24).
RELATIONSHIP TO OTHER BUILDINGS
Private open space

All dwellings, and particularly those for families, require some kind of related open space - whether garden, patio or
balcony - which is sunny and sheltered from wind. It should ideally be large enough to allow space for clothes
drying,toddlers' play, out-door hobbies and sitting out. For factors affecting location of outdoor living areas.
RELATIONSHIP TO OTHER BUILDINGS
Gardens

An enclosed garden enhances privacy. Walls, hedges and, to a lesser extent, trees can provide natural protection from
noise, wind and dust. It is an advantage if a private garden can open out of the living area, providing an outdoors extension
of the living space. The best locations are generally on the south and west sides, but an enclosed garden on the north side
can provide a sunlit view if deep enough (see 42).

Visual privacy

Many planning authorities seek to prevent houses being overlooked from neighbouring houses or across the road . Rule of
thumb minimum distances of 18 m (front of dwellings) and 22m (rear) are often stated but this is restrictive and ineffective
since visibility is affected by the types of windows involved and their respective levels, and the incidence to one another -
for instance, for diagonal sight-lines, distances can be reduced to 10m.As with other environmental factors privacy must be
considered in relation to competing benefits; in highdensity developments it is a matter for careful consideration in design
and layout. Use of blind side or single-aspect house designs will help (e.g. on sloping sites or where footpaths pass close
to houses) and effective screening of private gardens is also important (see 46,47). However, privacy should not be
achieved at the cost of isolation: ideally a degree of screening for visual privacy should be within the control of residents.
RELATIONSHIP TO OTHER BUILDINGS
RELATIONSHIP TO OTHER BUILDINGS
Gardens

An enclosed garden enhances privacy. Walls, hedges and, to a lesser extent, trees can provide natural protection from
noise, wind and dust. It is an advantage if a private garden can open out of the living area, providing an outdoors extension
of the living space. The best locations are generally on the south and west sides, but an enclosed garden on the north side
can provide a sunlit view if deep enough (see 42).

Visual privacy

Many planning authorities seek to prevent houses being overlooked from neighbouring houses or across the road . Rule of
thumb minimum distances of 18 m (front of dwellings) and 22m (rear) are often stated but this is restrictive and ineffective
since visibility is affected by the types of windows involved and their respective levels, and the incidence to one another -
for instance, for diagonal sight-lines, distances can be reduced to 10m.As with other environmental factors privacy must be
considered in relation to competing benefits; in highdensity developments it is a matter for careful consideration in design
and layout. Use of blind side or single-aspect house designs will help (e.g. on sloping sites or where footpaths pass close
to houses) and effective screening of private gardens is also important (see 46,47). However, privacy should not be
achieved at the cost of isolation: ideally a degree of screening for visual privacy should be within the control of residents.
RELATIONSHIP TO OTHER BUILDINGS
RELATIONSHIP TO OTHER BUILDINGS
Privacy from noise

Houses built near distributor roads, or main highways, are ,best protected from noise nuisance by embankments or other
land formations (see 48). Privacy can, however, be improved by use of suitable house plans with rooms facing away from
noise sources. There is increasing realisation that noise is a growing problem; noise within or between dwellings, or from
refuse chutes etc., can be an equal problem. The Housing Corporation Good Practice Guide recommends that living rooms
and bedrooms should be orientated away from footpaths and vehicle areas. The problem of aircraft noise is very difficult to
alleviate: although engines are becoming quieter, flight frequencies have increased dramatically.
RELATIONSHIP TO OTHER BUILDINGS
Spread of fire

Building regulations generally restrict distances between dwellings built of combustible materials, such as timber, shingles
or thatch, and their own plot boundaries; where non-combustible materials are used the extent of window and door
openings in walls close to a boundary might be restricted to prevent the spread of fire to adjoining property by radiation.
See also 'Flats: privacy and fire' later in this section.
FUNCTIONAL ANALYSIS (INTERNAL)
Determining factors

The main internal factors affecting selection of house plan are

~ user requirements

~mode of horizontal circulation within house

~site orientation and climate

~standards and regulations.

FUNCTIONAL ANALYSIS (INTERNAL)
FUNCTIONAL ANALYSIS (INTERNAL)
STUDY OF ALL ROOMS IN DWELLING UNITS
MAIN ENTRANCE

Although it is stating the obvious, it is sometimes forgotten that the main entrance should be easily visible from the
approach; if there are other adjacent doors (e.g. to a study or living room) the main entrance should be easily
distinguishable.

The entrance threshold and lobby is often one of the most difficult areas for disabled access: a ramp or level threshold
should be considered (see Design for Accessibility section). If part of the dwelling is also used as an office or workroom,
this should have either a separate front entrance, or be easily reached from the main entrance. For halls and lobbies, and
circulation, see(61, 64) .
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LlVl NG/RECEPTION ROOMS The purpose of these include:

~ relaxation, social activities and entertainment

~children's play area

~possibly, occasional dining

A friendly, informal atmosphere is generally required, with good natural light and views, preferably over a garden and away
from noisy areas such as the front road etc. In larger dwellings, more than one living room may be provided, possibly both
self-contained, or alternatively divided by double doors. The circulation route should not be through a living area, except in
the smallest dwellings. A door to the garden is desirable. A good deal of wall space is required, for bookshelves, pictures,
ornaments etc. A fireplace is often regarded as providing a focal point: it may not need to be a traditional solid-fuel
fireplace.

DINING ROOM The purpose is self-evident; this area is often combined with the living room in smaller dwellings.
Traditionally, if intended as primarily a breakfast room, it has faced east to get the morning sun; if primarily a room for lunch
or evening meals, it has faced south or west to take advantage of the sun later in the day. A reasonable layout for eight
people (allowing for storage and circulation) occupies about 12m2
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Dining-kitchen It may be acceptable to provide an area opening off or adjacent to the living room, rather than a separate
dining room (see 113). Separation can be achieved by arranging fitments to provide a degree of screening, by a change of
floor finish, or by a change in level (usually undesirable unless skilfully designed).

Farmhouse kitchen The kitchen may also be enlarged to contain an eating area and chairs, without separation, to form a
breakfast bar or 'farmhouse kitchen'. This is more economical in space than either a separate kitchen and dining room or
dining-kitchen, but offers less flexibility in use (see 112).
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KlTCHENS The kitchen should have direct access to the dining area (a serving hatch may be sufficient). Facilities are
required for:

~ meal preparation and serving eating:

~ occasional meals; perhaps breakfast

~washing up rn food storage

~utensil and crockery storage. Ancillary activities can include:

~clothes washing

~ general household mending and cleaning young children’s play

Working sequence The sequence of activities (see 101) relates to sequence of fitments (namely, worktop-cooker-
worktop-sink-worktop), which is the basis of modern domestic kitchen planning (see 702). This should never be broken by
full-height fitments, doors or passageways.
STUDY OF ALL ROOMS IN DWELLING UNITS
Work triangle The distance the user has to walk between sink, cooker and refrigerator or store is critical in kitchen
planning. Lines joining these three elements form what is known as ‘work triangle’ (see 103). For the normal family house,
the combined length of the sides of the triangle should be between 5.50 and 6.00m. The distance between the sink and
cooker should not exceed 1.80m, and should never be crossed by through-circulation.
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Sinks These are usually best placed under windows; a double bowl is often considered essential. Sinks should be 3.00m
maximum from the waste stack or external gully, with adequate standing room in front, and should be kept away from
corners. However, in small kitchens the sink may need to be placed near a corner.
STUDY OF ALL ROOMS IN DWELLING UNITS
Refrigerator This is the most difficult item of kitchen equipment to position. An important component of the work triangle, it
should be adjacent to a worktop space. The fridge door should open away from the work area for easier food access, and
should not block passageways or hit another door when opening.

Kitchen storage Space is required in or adjacent to the kitchen for storing food and cooking equipment. Storage is also
need for general cleaning and laundering equipment.

~Dry goods should be enclosed and readily accessible from the cooker and sink positions. Floor units are best used for
storing heavy or infrequently used articles. Wall units are economical in space and provide convenient storage for smaller
and frequently used items

~They should be shallow enough to allow full use of worktops below (see 705), and should have a clearance of at least
450mm above worktops.

~They should not contain heating or hot water pipes, nor receive direct sunlight.

~The freezer need not necessarily be in or adjacent to the kitchen, but if placed in an outside storage area it may need to
be locked to prevent theft.
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LAU NDRY/UTI LlTY

SPACES The laundry area needs space for a sink and worktop, washing machine and drier, and storage for cleaning
materials and, possibly, dirty washing; it may also have to accommodate an ironing board or ironing machine and a working
surface for sorting.

An external door, or easy access to one, is preferable.

Where a washing machine is not used, or in large households where much hand washing is done, a sink 500X350X250mm
deep is required and a second bowl or tub is desirable.

Open-air drying is preferred by many and makes no demands on energy resources. Open-air drying space (see 119)
should be easily accessible from the laundry area and preferably visible from the kitchen.
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BEDROOMS Bedrooms should be seen as more than just a place for a bed; they should allow space for leisure and study facilities - activities which
often cause problems if undertaken in living spaces. Facilities are required for:

~Sleeping

~Relaxation

~Leisure (e.g. computers, music)

~Studying storage (clothes, personal items and linen).

~Ancillaty facilities might include:

~Washbasin

~Adjoining separate dressing room or shower/WC/ Baths

~The Housing Corporation Good Practice Guide states that layouts should conform to DOE DB6 Space in the Home. Bedrooms should not be
located under or adjacent to circulation areas or rooms of a different function in another dwelling.
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A sense of restfulness depends on wall coverings and colours, shape of bed, orientation (head towards north), relation to
daylight (looking away from window) and relation to door (looking towards door). Ideally, different positions for bed(s)
should be possible, especially where the bedroom is intended for two single beds. If a water bed is required, it should be
borne in mind that, fully loaded, it may impose a floor load of up to 2 or even 3 tonnes.

BATHROOMS Facilities are required for:

~washing and bathing

~WC (or may be in separate compartment)

~storage. Additional facilities possibly required:

~space for bathing young children

~elderly or disabled equipment

~separate shower

~bidet
STUDY OF ALL ROOMS IN DWELLING UNITS
~consider also if en-suite facilities are to be provided for master or other bedrooms.The space required is (shown in 122).

~ However, a minimum space layout may be undesirable, particularly in private sector where larger layouts give an impression of
luxury. Also, the layout of the dwelling plan may result in a larger bathroom layout than strictly necessary, in order to correspond with
structural layout etc.

~Economy in services arrangement (particularly waste and hot pipes) may be more important than the overall plan. The length of
waste and soil pipes is limited by building regulations (unless vent pipes or special designs are used); hot supply is limited by the
water authority and the need for energy efficiency.

~General storage Storage rooms require ventilation and those providing part of the passageway through a house should also permit
natural lighting. In such cases, allowance must be made for the loss of usable space to circulation requirements (see 130).

~Storage in roof space should ideally be reached from a door at first-floor level (i.e. into the roof space over a extension above the
ground floor or garage).

~Garden tools, bicycles etc. are usually best kept in external storage or, if within house itself, in storage with direct access from
outside. If there is no garage, bicycle storage requirements should be as (shown in 125).
SITE TOPOGRAPHY
EFFECTS AND GRADIENT

Where slopes are moderate, the choice of plan is affected little by gradient; on steeper slopes some forms of plan can be used to
greater advantage than others. Where houses run parallel to contours the use of wider-frontage houses minimises the need for
under-building or excavation. Savings thus made can counterbalance the usually adverse equation between wide frontage and
greater servicing and development costs. Very steep sites can, however, present opportunities for imaginative use of split level
plans or entry to upper floors Houses running across contours, especially in terraces, should employ narrow-frontage plans,
stepping at each house or pair of houses.
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Wardrobes For clothing in particular, ease of access is more important than storage capacity as such.

~The effective depth of built-in cupboards for clothes hanging is 600mm, but deeper cupboards can be more fully utilised
by attaching accessories to backs of doors. As loads are not great, normal blockboard doors on strong hinges are
adequate; shelves can be supported by adjustable ladders and brackets.