DESIGN STANDARDS

AND
GUIDANCE

July 2005
PREFACE
Development Quality Requirements (DQR) set out more fully the Regulatory
Code (the code) that protects public investment in registered social landlords in
Wales, and safeguards the interests of their tenants and prospective tenants.
Throughout, we use the more commonly understood term 'housing associations'
to mean registered social landlords that are registered with the Assembly.

In addition to publishing statutory minimum standards the Welsh Assembly

Government encourages housing associations and their Consultants to look at
other sources of good practice and guidance.

Additional good practice guidance has also been produced by the Assembly from
time to time and the intention here is to bring together requirements, supporting
guidance and other useful reference sources in one comprehensive document.

To ensure a consistent good quality of internal layout is achieved and to

exemplify Development Quality Requirements [DQR] a range of standard house
types has been created (Pattern Book). This provides a selection of houses, flats
and bungalows that are as flexible as possible to cater for most residents needs.

Since 1994 the Pattern Book has been developed through informal feedback
from tenants, housing associations, designers and developers and amended to
reflect legislative changes.

This commitment to review and develop the range and take account of user
feedback is intended to ensure that standardisation does not lead to stagnation
by providing a dynamic and continuous process. It places emphasis on functional
space standards but still allows designers flexibility of arrangement.

Responsibility for producing well designed, good quality, housing is in the hands
of the housing associations and their consultants. Standards and good practice
guidance can only provide the basic building blocks and associations should
exercise their responsibility as a client and as accountable bodies to take a
critical interest in the housing they commission to ensure it is of the highest
caliber.

The dwellings provided by housing associations should be of good quality

and suitable for the needs of the intended tenants.

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The standards and guidance are arranged as follows;

DEVELOPMENT QUALITY REQUIREMENTS

All housing acquired or developed by housing associations should meet

Development Quality Requirements.

They are in two sections;

• Requirements for all new dwellings built by housing associations

• Requirements for existing and rehabilitated dwellings built by housing

associations

GOOD PRACTICE GUIDANCE.

This provides supplementary guidance and points to additional sources of

best practice

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CONTENTS
DEVELOPMENT QUALITY REQUIREMENTS

1.0 DEVELOPMENT QUALITY REQUIREMENTS FOR NEW DWELLINGS

1. 1 Flexibility and Accessibility

1.1.1 General needs
1.1.2 Specific needs
1.1.3 Access to rear garden
1.1.4 Lifts
1.2 Safety
1.2.1 Stairs and landings
1.2.2 Kitchens
1.2.3 Bathrooms
1.2.4 Fire Escape
1.2.5 Electrical installation
1.2.6 Heating and Water
1.3 Space standards
1.3.1 General
1.3.2 Frail Elderly
1.3.3 Furniture Requirements
1.4 Washing and Drying Clothes
1.4.1 General
1.4.2 External
1.4.3 Space for appliances
1.4.4 Airing cupboards
1.5 Storage
1.5.1 General
1.5.2 Cupboards
1.5.3 Loft
1.5.4 External storage
1.6 Sustainability and Energy Efficiency
1.6.1 General
1.6.2 ECOHomes Rating
1.6.3 Energy Efficiency
1.7 Outside
1.7.1 Road safety
1.7.2 Children’s play
1.7.3 Rear gardens
1.7.4 Layout
1.7.5 Car parking
1.8 Security
1.8.1 General
1.8.2 Architectural Liaison Officer
1.8.3 Inspection

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2.0 DEVELOPMENT QUALITY REQUIREMENTS FOR REHABILITATED
DWELLINGS AND EXISTING SATISFACTORY DWELLINGS

2.1 Flexibility and Accessibility

2.1.1 Future adaptation
2.1.2 Specific Needs
2.2 Safety
2.2.1 Stairs and landings
2.2.2 Kitchens
2.2.3 Fire escape
2.2.4 Electrical and heating installation
2.3 Space standards
2.3.1General
2.3.2 Furniture Requirements
2.4 Sanitary Provisions
2.4.1 Bathroom & WC Facilities
2.5 Washing and Drying Clothes
2.5.1 General
2.5.2 Space for appliances
2.5.3Airing cupboards
2.6 Storage
2.6.1 General
2.6.2 Internal
2.6.3 External
2.7 Energy Efficiency and Ventilation
2.7.1 General
2.7.2 Standards
2.7.3 Energy Rating
2.8 Outside
2.8.1 Gardens
2.9 Security
2.9.1 General
2.9.2 Secured by Design

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3.0 GOOD PRACTICE GUIDANCE

3.1 Pattern book

3.1.1 Background
3.1.2 Application
3.2.3 Interpretation
3.2 Adoption of Lifetime Homes Standards
3.2.1 Concept
3.2.2 Background
3.2.3 Implications for Pattern Book Range
3.3 Estate layout
3.3.1 General
3.4 ECO Homes
3.4.1 General
3.5 Housing people with specific requirements
3.5.1 Designing for Diversity
3.5.2 Wheelchair housing
3.5.2.1 General
3.5.2.2 Fundamental Requirements
3.5.3 Black Minority Ethnic (BME) Households
3.5.3.1 General
3.5.3.2 Context
3.5.3.3 Family structure
3.5.3.4 Security
3.5.3.5 Cultural distinctiveness
3.5.3.6 Internal layout
3.5.3.7 External spaces
3.5.4 Housing for the Elderly
3.5.4.1 Background
3.5.4.2 Scope
3.5.4.3 Development
3.5.4.4 Alternative Solutions
3.5.4.5 Basic Considerations
3.5.4.6 Qualifying Elements
3.5.4.7 Good Practice Tips

APPENDICES

A. Lifetime Homes standards

B. RNIB standards
C. Furniture sizes/ circulation requirements
D. Useful reading

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1.0 DEVELOPMENT QUALITY
REQUIREMENTS FOR NEW DWELLINGS
1.1 Flexibility and Accessibility

1.1.1 General needs

Homes should be designed so that they are flexible, responsive to both the
changing needs of the occupants and to meet the changing needs of a variety of
households who will occupy the building over it’s life.

This requirement will be satisfied if: -

• Dwellings are designed to meet the Lifetime Homes Standards as published

by the Joseph Rowntree Foundation (see Appendix A.). Designing
dwellings to these standards will result in homes that are accessible and
convenient for all tenants and that are more adaptable to long term needs. It
will ensure dwellings are accessible for the young, the old, single people,
families and those who acquire a physical impairment.

• All houses have a shower (in addition to a bath) situated at ground

floor/entrance level and suitable for use by a person in a wheelchair (see
Wheelchair Housing Design Guide by Stephen Thorpe published by
NATWHAG).

• All flats and bungalows have a shower in addition to a bath, and bungalows,
ground floor flats and flats served by a lift should have a bathroom designed
so that it is capable of adaptation for use by a person in a wheelchair.

• All dwellings with 3 or more bedrooms have a second wc and washhand

basin.

• Dwellings are designed to meet the requirements of Housing Sight as

published by the Royal National Institute for the Blind. This will result in
homes that are accessible to tenants and their visitors who have sight
problems. (See Appendix B.)

• Private stairs to flats have a maximum pitch of 35º and are provided with
handrails to both sides.

1.1.2 Specific needs

The general needs criteria that includes Lifetime homes requirements are not
aimed specifically at people with disabilities who may for example require a

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wheelchair but offer homes which are livable in and visitable by a wide range of
people.

Where associations are providing accommodation for people with specific needs,
they should be able to demonstrate that they are designed to reflect current good
practice. Issues that should be considered are discussed in the accompanying
good practice guidance.

For example housing provided for some black minority ethnic (BME) groups
should take account of the individual family needs and the needs of the ethnic
community. Associations should therefore consider the particular design
requirements of the group and how these can be sensitively incorporated into the
layout of the home and the general environment. This can best be achieved
through working with BME community organisations and individuals at the start
of the project, as they can advise on the needs of the different communities and
assist with publicising the completed scheme to ensure full occupancy of the
scheme.

Associations should avoid a prescriptive approach as there is great diversity

amongst the different BME communities, and these communities are in the
process of change. For further guidance see ‘Accommodating Diversity- Housing
Design in a Multicultural Society’ (NHF & Home housing Trust; 1988).

1.1.3 Access to the rear garden

Convenient access from the kitchen to the garden should be provided. Where
possible this should be achieved without the need to pass through the main living
room or the front door. It is recognised that in some instances, particularly in
high-density urban infill developments this cannot be achieved. In these
instances associations should demonstrate that the alternative solution proposed
does not inconvenience the tenant.

Where direct access from the kitchen to the garden cannot be achieved and in
mid terraced houses it should be possible to reach the rear garden from the
street without passing through the main living room.

1.1.4 Lifts
Flats with entrances three or more floors above the main entrance should be
served by a lift. The lift is required to comply with Lifetime Homes Standards

1.2. Safety
1.2.1 Stairs and landings
Staircases are a frequent source of accidental injury, particularly to elderly
people and young children. Risk should be minimised by ensuring that:

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• no door opens off the landing space at the head of the stair;

• there are no tapered or winding steps;

• there are no windows, lighting fittings or ceiling hatches above the staircase.

1.2.2 Kitchens
The risk of accident can be reduced by providing a well-organised working area
with adequate work surfaces for resting pans and food preparation and adequate
space for appliances. Kitchens should be designed so that;

• there is a work surface each side of the sink bowl, one of which may be the
sink drainer;

• there is a work surface each side of the cooker;

• the cooker is at least 100mm from a corner base unit;

• all work surfaces are at least 400mm long;

• a food preparation area is provided between the sink bowl or drainer and the
cooker. It should be at least 1000mm long measured along its front edge,
preferably in a straight line. If it has to be arranged around a corner one front
edge should be at least 800mm long;

• spaces at least 620mm wide are provided for a cooker and refrigerator. In
most cases 620mm wide spaces will be required for a washing machine and
for a tumble dryer (see also under washing and drying clothes);

• the cooker space is not in front of a window and cooker control units are
offset to one side so that they can be used without reaching over the hob;

• wall cupboards are positioned at least 150mm away from the cooker space
and such that they can be used without reaching over the hob space;

• people passing through do not have to enter “the work triangle”, an imaginary
triangle formed by lines drawn between the cooker, sink and fridge positions;

• there is a clear space of at least 1200mm in front of the cooker and 1000mm
in front of other units and appliances to permit safe operation;

• there are adequate and convenient storage cupboards for food, crockery and
pots and pans. 1.1m3 in a two person dwelling, increasing by 0.2m3 for each
additional person.

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• there are enough convenient power sockets to avoid trailing flexes (not less
than 3 double sockets above worktop level in addition to those at fixed
appliance positions).

1.2.3 Bathrooms
It is easy to slip on wet surfaces. Bathrooms should be designed to minimise
risks by:

• providing a standard 1700mm bath with integral handgrips and slip resistant
base;

• ensuring that walls are capable of providing secure fixings for additional grab
rails and handles should they be needed;

• not placing a bath beneath a window;

• ensuring that the washbasin does not overhang the bath.

1.2.4 Fire Escape

Smoke detectors provided to meet Building Regulations requirements should
have a sealed lithium back up battery with a 10-year life.

1.2.5 Electrical installations

Under provision of power sockets will lead to overloading of adapters and
excessive use of trailing flexes and extension leads.

The following is the minimum provision of power sockets:

• living rooms: 4 double;

• dining rooms: 2 double or 1 double in the dining area of a kitchen/dining

room;

• double and twin bedrooms: 3 double;

• single bedrooms: 2 double;

• further single sockets are required in halls and landings.

As a minimum TV aerial sockets and a telephone should be provided in suitable

locations in the living room.

Additional items may be required to meet ECO homes target. (See Good
Practice Guide 3.4)

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1.2.6 Heating and Water
All taps and showers, other than taps in kitchens and utilities, should have a
thermostatically controlled water supply limited to a safe temperature i.e. for
baths a maximum of 46deg C, showers and wash hand basins a maximum of
41deg C.

1.3 Space standards

1.3.1 General
Rooms need to be large enough to take the furniture which tenants can be
expected to need, in a convenient layout for everyday living with adequate space
to move about. The shape of a room, the position of doors, windows, radiators
and whether it is necessary to pass through a room to other parts of the house
can greatly affect the amount of useable space it provides.

Excessively long narrow rooms should be avoided. Single bedrooms should

have an average width of at least 2.1m and living rooms an average width of at
least 3.1m (or 3.3m if it is necessary to pass through the room to other parts of
the house).

All rooms should open off passageways.

In some houses where for example the living room is the full width of the house it
is acceptable for the kitchen to open off, but not be open plan to it.

In some flats and bungalows, particularly those occupied by the elderly or people
with reduced mobility it is acceptable for the kitchen to be open plan to the
lounge or dining area. In this situation the kitchen should be configured so that it
is not on a through route or has a door leading to another room or hall.

1.3.2 Frail Elderly Housing

Frail Elderly schemes (also commonly referred to as ExtraCare schemes) will
probably contain a mixture of housing, health care, social services, and leisure
elements. The facilities funded are those that are of direct benefit to the
residents. (See also Good Practice Guidance 3.5.4)

Features such as day care provision for example will not qualify for Social
Housing Grant (SHG) but may form an integral part of the community care
strategy. The additional funding for these non-housing elements (space and
equipment) would be separately resourced.

It is important therefore to clearly differentiate between these different elements,

as only the former will be eligible for SHG.

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The fundamental SHG funded housing provision and the associated space
standards for these are defined below.

• Flats
• 2 Person 1 Bed (minimum 50m2)
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• 3 Person 2 Bed (minimum 65m )

All flats should be built to Wheelchair Standards with the exception of the
double bedroom and the kitchen, which should be equivalent to the
comparable general needs flat.

Flats should have a wheelchair accessible shower with connecting door to

the principal bedroom.

• Staff Areas
• Manager’s office.
• Carer's Office.
• Kitchen manager's office.
• Staff toilet(s).
• Staff rest/locker room.
• Sleep over room.

• Service Area
• Laundry.
• Kitchen.
• Snack preparation.
• Meter room (depends on whether individual or central metering).
• Lift plant room.

• Ancillary Areas for Residents/visitors

• Lounge area(s).
• Dining room.
• Hair salon.
• Assist bathroom.
• Communal disabled toilet(s).
• Shop.
• Guest room(s)

• General/Circulation space
• Reception.
• Heated corridors.
• Lift(s) to all floors above ground floor.
• Staircases.
• Emergency alarm system.

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• Storage
• Cleaners store.
• External store.
• Waste store.
• Wheelchair storage.
• Kitchen storage.
• Linen storage.
• General storage.

• External
• Car parking.
• Drying area.
• Garden/ patio/sitting out space.

1.3.3 Furniture Requirements

Plans are required to demonstrate a suitable room layout using the standard
furniture sizes and associated circulation space requirements set out in
Appendix C.

Minimum furniture requirements are as follows:

Living rooms
• armchairs and settees to seat the maximum number of occupants plus
one visitor;

• 3 small or two large storage units;

• a television.

Dining areas
• a dining table and chairs to seat the maximum number of occupants.

Single bedrooms
• a single bed and beside table;

• a medium chest of drawers;

• a desk;

• a single wardrobe ( free standing or built in).

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 Double/twin bedrooms*
• 2 bedside tables;

• a large chest of drawers;

• a dressing table;

• 1 double or 2 single wardrobes (free standing or built in);

• double or 2 single beds.

*In houses one bedroom should be able to contain a double bed and
further large bedrooms twin beds. In flats and bungalows large bedrooms
should allow for either a double bed or twin beds.

1.4 Washing and drying clothes

1.4.1 General
There should be adequate facilities for washing, drying and airing clothes.

1.4.2 External drying facilities

All houses and flats should be provided with suitable and robust facilities. Where
this is not practicable in flats alternative drying facilities i.e. a tumble dryer should
be provided.

1.4.3 Space for appliances

All dwellings should have space, power and plumbing connections for a washing
machine.

All dwellings except one bedroom flats with access to an external clothes line
should also have space and power connections for a tumble dryer, positioned so
that it can be vented directly to the outside air. These spaces will normally be in
the kitchen but may be in a utility area.

1.4.4 Airing cupboards

Cylinder cupboards should be fitted with a reasonable amount of shelving
(minimum 1m2). Dwellings without hot water storage should have a heated
airing cupboard. Access to the airing cupboards should be from a circulation
space or bathroom.

1.5 Storage
1.5.1 General
Dwellings should have adequate and convenient general storage.

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1.5.2 Cupboards
Homes should be designed to provide:

• a total capacity (including the airing cupboard and accessible under stair
space but excluding any built in wardrobes and kitchen units*) of minimum
3m3 in dwellings for up to 3 people and 5m3 in larger dwellings;

• a tall cupboard suitable for storage of brooms etc., opening off a passageway
or kitchen and fitted with high level shelving for storage of cleaning materials
out of reach of small children.

• where a tall cupboard is provided as part of the kitchen storage any capacity
over and above the minimum requirement for kitchen storage can count
towards general storage

1.5.3 Loft
Lofts should have a boarded area of minimum 8m2 easily reached from the
ceiling hatch. The boarded area should be adequately lit.

1.5.4 External storage

Houses and bungalows should have a robust and lockable garden store large
enough for an adult bicycle. The size of the store will be determined by the ECO
homes target rating but should never be less than 2m2.

1.6 Sustainability and Energy Efficiency

1.6.1 General
Associations should take every opportunity to develop schemes that contribute
towards achieving a sustainable housing stock.

1.6.2 ECOHomes Rating

All general needs schemes and housing for the elderly should be built so as to
achieve a British Research Establishment (BRE) ‘ECOHomes’ rating level of
‘GOOD’ (see Good Practice Guidance 3.4).

Associations should adopt the same standards in the development of homes for
people with specific needs but it is recognized that the target score will not
always be achievable.

All ECOHomes ratings should be undertaken and certified by a BRE Licensed

Assessor. It is important to appoint the assessor very early in the development
process as advice on design and specification is an integral part of the service
and can help to achieve the standard in the most cost effective manner.

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1.6.3 Energy Efficiency
The ECOHomes rating system is flexible and allows some choice in the way the
overall target score is achieved.

Irrespective of the ECOHomes score achieved the minimum standard for energy
efficiency in all dwellings should meet the Best Practice Standard (basic
requirements) set by The Energy Efficiency Best Practice in Housing, General
Information Leaflet 72 (www.est.org.uk/bestpractice)

1.7 Outside
1.7.1 Road Safety
Road layouts should be designed to reduce traffic speeds particularly where
children are likely to play. Children will inevitably want to play with friends in the
street and areas where children are likely to play should be clearly visible to
drivers.

1.7.2 Children’s Play

To be successful, formal play facilities are best provided as part of a strategic
approach to provision within a neighborhood (See Six-Acre Standard published
by National Playing Fields Association www.npfa.co.uk). Any decision to provide
play areas within schemes should be the subject of discussion with the local
authority.

Where play areas are provided, care needs to be taken to ensure they are
overlooked by dwellings whilst not creating nuisance to adjacent properties.

1.7.3 Rear Gardens

Rear gardens should be safe for small children to play in, convenient to use,
easy to maintain and reasonably private. To achieve this, gardens should:

• have a minimum useable area of 40m² for houses and 30m² for bungalows,
including a nominally level paved area no smaller than 3m x 3m, easily
reached from the back door;

• have no part of any additional useable area sloping toward the house more
steeply than 1:8;

• have no part of the remaining area sloping away from the house more steeply
than 1:12 (ideally 1:15);

• have a paved access to the drying line and any garden gate;

• have boundaries between gardens of minimum 1200mm high and built of

nothing less substantial than timber close boarded fencing;

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• where it is not possible to reach the rear garden without passing through the
house a discreet refuse bin compartment should provided at the front.

Refer also to 'Good Practice Advice Site Layout Design for New Housing
Schemes' (page 12) Tai Cymru 1988

1.7.4 Layout
Lifetime homes criteria (see Appendix A) set the standards for accessibility and
movement between car parking spaces and the home.

Housing developments should also be designed to be barrier free so that all

people including people with specific needs can move easily between dwellings,
can move around the estate, can transfer easily to public transport and can
access local amenities and shops.

It is important therefore to consider the needs of people with mobility problems

and visual impairment when designing infrastructure and the public realm.

Estate layouts should therefore:

• have dropped kerbs at likely crossing points;

• have footpaths which are unobstructed by street furniture, landscaping or

cars in adjacent parking spaces;

• use tactile surfaces to warn of hazards and provide information for people
with a visual impairment. For further guidance see ‘Guidance on the use of
Tactile Paving Surfaces’-DTLR 1998.

1.7.5 Car Parking

Careful consideration should be given to car parking provision to ensure that it
fits sympathetically into the general environment. Unless there is evidence of
high levels of car ownership, or a specific planning requirement, provision should
not exceed 1 space per dwelling plus 1 visitor’s space per 3 dwellings.

Parking spaces should be designed so that: -

• they are at least 4.8m long x 2.4m wide, or if also serving as the footpath to
the front door a minimum of 3.3m wide (in other situations for example on a
footpath linking the front of the dwelling to the garden gate the combined
width can be reduced to 3.1m);

• residents car spaces are clearly and conveniently related to the house served
or securely enclosed within the rear garden;

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• no parking space is within 2m of a window;

• visitors' parking is overlooked by as many dwellings as possible.

1.8 Security
1.8.1 General
All developments are required to comply with Secured by Design, the Police
Force’s housing design security scheme.

(See Secured by Design Standards- www.securedbydesign.com)

This, among other things, gives minimum specification requirements for

windows, doors, security lighting, fencing and gates.

1.8.2 Architectural Liaison Officer

The Police Architectural Liaison Officer should be consulted at an early stage
and in any event prior to formal submission for detail planning approval.
Sufficient detail should be provided for an assessment to be made (where the
Welsh Assembly Government standard specification is used only site layout
drawings will normally be required), and confirmation obtained that all necessary
features have been incorporated.

1.8.3 Inspection
The Architectural Liaison or Crime Prevention Officer may wish to visit the site
under construction and should be authorised to do so.

When individual dwelling addresses and postcodes are agreed they should be
passed to the Architectural Liaison Officer.

The Architectural Liaison Officer should be invited to inspect the

completed scheme and final approval of SBD compliance should be
obtained prior to dwellings being occupied.

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2.0 DEVELOPMENT QUALITY
REQUIREMENTS FOR EXISTING AND
REHABILITATED DWELLINGS
2.1 Flexibility and Accessibility

2.1.1 Future adaptation

New houses are required to be designed to be flexible and adaptable to meet the
changing needs of occupants.

This is a more difficult goal to achieve in Rehabilitated dwellings due to

constraints imposed by the existing structure. Associations should however,
wherever it is practical and cost effective to do so, take every opportunity to
include features into projects that will result in homes that are flexible and
capable of adaptation.

The Lifetime Homes Standards (see Appendix A) should be used as a reference

source for exploring the opportunities available on individual projects. For further
guidance related to improvements to existing properties see ‘Lifetime Home
Improvements’ published by the Joseph Rowntree Foundation.

2.1.2 Specific needs

Where associations are rehabilitating homes to provide accommodation for
people with specific needs, they should be able to show that they are designed
to reflect current good practice.

For example housing provided for some black minority ethnic (BME) groups
should take account of individual family needs and the needs of the ethnic
community. Associations should therefore consider the particular design
requirements of the group and how these can be sensitively incorporated into the
layout of the home and the general environment. Studies have shown that there
can be a need for larger homes amongst BME and particularly Asian
communities. This need could be met by the rehabilitation of two adjoining
properties so that they are connected internally to accommodate an extended
family. This property could revert to two individual dwellings if the need changed
or new tenants moved in.

2.2 Safety
2.2.1 Stair and landings
Staircases are a frequent source of accidental injury, particularly to elderly

19
people and young children. Where an existing staircase is considered to be
exceptionally hazardous, structural modification may be required. Where safety
can be materially improved at modest cost, for example by adding an extra
handrail, this should be done.

2.2.2 Kitchens
The risk of accident can be reduced in a well-organised working area with
adequate work surfaces for resting pans and food preparation and adequate
space for appliances. All kitchens should provide:

• space at least 600mm wide for a cooker and a refrigerator. In most cases a
600mm wide space will also be required for a washing machine (see also
under washing and drying clothes). The cooker space should be safely
positioned in relation to doors, windows, wall units, electric sockets, etc.;

• enough clear space in front of the cooker and other units and appliances to
operate safely (1200mm in front of the cooker, otherwise 1000mm);

• an adequate work surface for safe and convenient food preparation (500mm
deep, 800mm along the front edge if straight, 1000mm if ‘L’ shaped);

• adequate and convenient storage cupboards for food, crockery and pots and
pans;

• at least 1 convenient power socket close to the main food preparation

worktop in addition to those at fixed appliance positions.

Where it is necessary to create a new kitchen or to replace an existing one, new

or replacement kitchens should, whenever possible at reasonable cost, be
designed in accordance with Development Quality Requirements for New
Dwellings ensuring in particular that:
•
• there is a work surface each side of the sink bowl, one of which may be the
sink drainer;

• there is a work surface each side of the cooker;

• the cooker is at least 100mm from a corner base unit;

• all work surfaces are at least 400mm long;

• a food preparation area is provided between the sink bowl or drainer and the
cooker. It should be at least 1000mm long measured along its front edge,
preferably in a straight line. If it has to be arranged around a corner one front
edge should be at least 800mm long;

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• 1 double power socket is positioned close to the main food preparation area.

2.2.3 Fire escape

Homes should allow easy escape by:

• having an escape route from the bedrooms to an external door that does not
pass through another room. If this is not possible, alternative means of
escape should be agreed with the fire officer;

• having a suitably located hard wired, linked smoke detector with a sealed
lithium back up battery with 10 year life on each floor;

• ensuring that window locks, where fitted to bedroom windows, do not have an
automatic locking action.

2.2.4 Electrical and heating installations

Existing installations should be checked and certified safe by a qualified person.
Any cost-effective opportunities to increase the number of power sockets should
be taken.

2.3 Space Standards

2.3.1 General
Plans are required to demonstrate a suitable room layout using the standard
furniture sizes and associated circulation spaces set out in Appendix C.
However, the Welsh Assembly Government recognises that sometimes
individual rooms in an otherwise acceptable dwelling may fall just short of the
standard required, and that to enlarge the room in question is not possible or
cost-effective.

In such cases some tolerance on circulation space requirements shown in the

Appendix is acceptable (up to 100mm would normally be regarded as
reasonable). It is emphasised, however, that these circulation space
requirements are already modest, as is the amount of furniture allowed for.

2.3.2 Furniture Requirements

Minimum furniture requirements are as follows:

• Living rooms
• armchairs and settees to seat the maximum number of occupants;

• 3 small or 2 large storage units, one of which may be in the dining area
(in single person dwellings, requirements reduces to 2 small or 1 large
unit);

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 • a television.

• Dining areas
• a dining table and chairs to seat the maximum number of occupants.

One person bedrooms

• a single bed and bedside table;

• a medium chest of drawers (this may be in an adjacent box room or on

the landing if it does not impede circulation space);

• a single wardrobe ( free standing or built in).

• Two person bedrooms

• one bedroom should be able to contain a double bed and further large
bedrooms 2 single beds or a double bed;

• a bedside table;

• a large chest of drawers (this may be in an adjacent box room or on the

landing if it does not impede circulation space);

• a dressing table;

• one double or two single wardrobes (free standing or built in).

2.4 Sanitary Provisions

2.4.1 Bathroom & WC Provision

• All dwellings should have a bathroom with a bath, washhand basin and wc.
(the wc. may be separate). In circumstances where it is practically impossible
to provide a bath a shower will be acceptable.

• All dwellings provided with a bath should also have a shower.

• In dwellings with more than one bedroom it should be possible to reach the
bathroom without passing through a bedroom.

• Houses for 6 or more people should have a second wc. with a washhand
basin.

22
• Houses for 8 or more people should have a second bathroom or shower
room.

• Bathrooms should not be more than one storey away from the bedrooms

2.5 Washing and Drying Clothes

2.5.1 General
There should be adequate facilities for washing, drying and airing clothes.

2.5.2 Space for appliances

All dwellings should have space, power and plumping connections for a washing
machine. If an external clothesline cannot be provided there should also be
space and power connections for a 600mm wide tumble dryer, positioned so that
it can be vented directly to the outside air. These spaces will normally be in the
kitchen but may be in a utility area.

2.5.3 Airing cupboards

Cylinder cupboards should be fitted with a reasonable amount of shelving
2
(minimum 1m ). Dwellings without hot water storage should have a heated airing
cupboard.

2.6 Storage
2.6.1 General
Dwellings should have adequate and convenient storage space.

2.6.2 Internal
• a tall cupboard suitable for storage of brooms, etc.;

• high level shelving for storage of cleaning materials out of reach of small
children;

2.6.3 External
Houses and bungalows should have a robust and lockable store large enough
for an adult bicycle (minimum: 2m2).

2.7 Energy Efficiency and Ventilation

2.7.1 General
Meeting heating bills can be difficult for many tenants. Associations should do
whatever they reasonably can to minimise the cost of heating homes to a
comfortable level.

23
Improving the energy efficiency of dwellings will help to;

• Reduce running costs for the tenant

• Provide a more comfortable internal environment at an affordable cost
• Reduce maintenance costs
• Maintain or increase property value
• Reduce global and local pollution and conserve fuel resources.

The improvement of the energy efficiency in existing dwellings that are to be

refurbished should be based on;

• Establishing an energy strategy for the projected life of the building.

• Choosing the most suitable and cost effective package of measures for
the property in question.

It is recognised that it will not be technically possible or cost effective to include

all the energy efficiency measures in every dwelling and that the content of
choice of improvement measures will depend on the individual property
characteristics including limitations imposed by the form of construction.

2.7.2 Minimum Standards

The following standards should be achieved in all refurbishment schemes
receiving SHG funding.

These are minimum's and Associations will be expected to improve upon these
values where possible.

• ‘U’ Values
• Walls to have a minimum ‘u’ value of 0.45 Wm2 K*
• Roofs 0.16
• Windows 2.00 (where replaced)
• Ground floor 2.00 (where replaced)
• Doors and windows should be draught proofed
• Gas central heating installed where gas is available
• Primary hot water pipe work to be fully insulated
• Controlled ventilation introduced to reduce condensation (rates of
between 0.5 and 1.0 air changes per hour)
• Landlord supplied electrical appliances to be ‘A’ rated
• Compact Fluorescent Lamps (CFL’s) in high usage areas i.e. living rooms,
halls landings and all communal and security lighting.

Advice for designers on how to approach the putting together a pack of energy
efficient refurbishment measures is contained in GOOD PRACTICE GUIDE 155
Energy Efficiency Best Practice in Housing. www.est.org.uk/bestpractice)

24
As an alternative to achieving the target ‘u’ values and specific measures
referred to above a Target SAP** can be set. A rating of 75 should be regarded
as an absolute minimum and should be exceeded wherever practically and
financially feasible.

SAP ratings allow comparisons of energy efficiency to be made and can show
the likely effect of improvements to a dwelling in terms of energy use. They can
be used at the design stage to improve energy efficiency and reduce future bills
and CO2 production.

* If the only possible solution is external wall insulation the ‘u’ value should be
0.35 Wm2 K

2.7.3 Energy Rating

An energy rating should be obtained and kept for each completed refurbished
dwelling using the Standard Assessment Procedure (SAP)

**SAP is the UK Governments standard methodology for home energy rating. It

provides a reliable means of calculating the energy efficiency performance of
dwellings. The SAP scale runs from 1 (the least energy efficient) to 120
(extremely energy efficient)

2.8 Outside

2,8.1 Gardens
All family homes should have convenient access to a garden
Rear gardens should be safe for small children to play in, convenient to use,
easy to maintain and reasonably private.

To achieve this a garden should:

• contain a nominally level area no smaller than 10m2 which can be directly
reached from the house;

• have a paved access to the drying line and any garden gate.

2.9 Security

2.9.1General
All existing and rehabilitated dwellings should provide tenants with a reasonable
level of physical security.

2.9.2 Secured by Design

Where it is necessary to replace doors, windows or fencing, the replacements

25
should comply with the requirements of Secure by Design, the Police Force’s
housing design security scheme. (www.securedbydesign.com)

Cost effective measures should also be taken to upgrade the security of

components that are to be retained.

26
3.0 GOOD PRACTICE
3.1 Pattern Book
3.1.1 Background
During 1992 a joint Working Party consisting of representatives from Tai Cymru,
the Welsh Federation of Housing Associations, the House Builders Federation
and Building Employers Federation considered the feasibility of producing a
rationalised design system for social housing in Wales.

The decision to produce a Pattern Book of house types was taken in order to
both ensure consistently good quality and improve cost effectiveness in building
houses. The range was developed following close consultation with the above
organisations and copies of the initial publication became available and were
issued in September 1993. Since this date the range has been developed to take
account of feed back, changes in Building Regulations and best practice.

3.1.2 Application of range

The Pattern Book exemplifies the Development Quality Requirements and it is
anticipated that a proportion of the newbuild housing programme carried out by
housing associations will be delivered using standard types.

There is a Pattern Book plan for most situations but it is recognised however that
particularly with the growth of urban regeneration a bespoke design may be
appropriate. For example;

• infill developments with site constraints;

• where an existing vernacular or street scene should be respected;
• schemes for specialised client groups;
• schemes where the site topography demands a unique solution;
• areas within a larger development e.g. corners where a change in house
type is essential to develop character;

3.1.3 Interpretation of Pattern Book Plans

Rationalised design is about improving efficiency and consistency of quality. This
does not mean that the same external style should be imposed on every scheme
undertaken by a housing association.

Rather than imposing standard solutions and thus limiting a designers creative
ability the Pattern Book range should allow for more resources to be
concentrated on the overall design of an estate

The pattern book is a series of standard floor layouts and designers therefore
have the freedom to develop elevations and use materials, which reflect the
specific context of each site.

27
Although advice on the use of the standard plans has been widely disseminated
since it’s introduction in 1993 it is apparent that their still exists some confusion
as to the degree of flexibility available to the designer particularly when
considering external appearance.

The plans deliberately avoid any direct influence on elevation treatment. Window
positions on the layouts are indicative only and are included to illustrate their
relationship to the furniture. The size and position of doors and windows should
therefore be decided by the designer to reflect the particular scheme under
consideration.

Where appropriate the use of reduced storey heights and rooms in the roof
utilising dormer style windows or rooflights are acceptable provided DQR are not
compromised

Similarly no form of construction or material choice is indicated so that decisions

on materials, on types and styles of window, on roof pitches, juxtaposition of
units, massing of buildings etc are all left to the designer. The plans are suitable
therefore whether timber frame, steel frame or traditional methods of
construction are adopted.

Additional elements for example porches, canopies, bay windows etc are also
left to the discretion of designers and can be added where necessary to meet
functional or aesthetic requirements.

Furniture layouts, location of windows, heat sources, and power tv points shown
on the plans exemplify compliance with DQR and providing that it can be
demonstrated that an alternative furniture layout still meets the functional
requirements, designers are free to choose the size, style and location of
external doors and windows to suit site specific requirements.

In the past some designers have successfully modified the layout of a standard
plan to meet specific requirements so that many essential features remain
unaltered.

No overall dwelling sizes will be stated on the final plans. Only minimum critical
dimensions required to meet functional requirements will be indicated. The
overall shell size will therefore be determined by the method of construction
adopted for the external wall and on the type of internal partition chosen.

Notional overall dimensions and comprehensive internal dimensions have been

included on the draft plans to help to explain the principles.

28
3.2 Adoption of Lifetime Homes Standards

3.2.1 Concept
The Lifetime homes concept is all about making homes more flexible and
responsive to the changing needs of the occupants.

The lifetime homes specification comprises 16 major standards for incorporation

into a home in order to increase flexibility, offer tenants choice and improve
accessibility.

Lifetime homes are not aimed specifically at people with disabilities who would
require a wheelchair but rather homes which are livable in and visitable by a
wider range of people than homes built to current standards. They would
therefore also be suitable for people with a very wide range of disabilities, older
people or people having to adapt to different circumstances.

3.2.2 Background
In April 1998 the Chartered Institute of Housing (Wales) published a report
entitled Lifetime Homes in Wales that assessed the attitudes towards, and
perceptions of Lifetime Homes amongst housing providers in Wales.
Subsequently a steering group representing all the major interests considered
the implications of developing the lifetime homes concept in Wales and to assist
the Welsh Assembly Government in considering future policy options.

The Steering group was unanimous in its view that the introduction of LTH
standards would result in significant benefits for individual residents and for the
wider community and recommended that the Welsh Assembly Government
require that all social housing in Wales be built to the standards.

As a result the Welsh Assembly Government resolved to adopt the standards

and set an implementation date of April 2001.

3.2.3 Implications for pattern book range

The houses, flats and bungalows in the LTH range are further refinements of the
basic principles established as the Pattern Book housetypes have been refined
and developed over the last 7 years.

The flats and bungalows in particular are very similar to those in the previous
range, and the changes required to incorporate Lifetime Homes principles are
minimal as they already had bathrooms which met the standard. Internal
changes have been restricted to improvements in circulation.

The flats are designed so that when used in mixed developments they are of a
scale and shape which allows them to blend with houses on the same estate.
The walk up flats has proved to be very successful and as well as integrating well
with the houses they offer tenants their own front door at ground level.

29
Common access flats have also been used successfully as bungalows thus
increasing the flexibility of the range.

The most significant improvements/changes to the house layouts as a direct

result of introducing LTH standards come with the introduction of a fully
wheelchair accessible ground floor toilet and improvements in circulation spaces.

It is anticipated that the range will expand as demand for new types are
identified.

.
3.3 Estate Layouts
3.3.1 General
Rather than imposing standard solutions and thus limiting a designer's creativity
ability the pattern book range should allow far more design effort to be
concentrated on the overall design of an estate. Examples showing ways of
using the pattern book plans to achieve a successful layout which can both
benefit the tenant and the community can be found in the Good Practice Advice
Site Layout Design for New Housing Schemes (published by Tai Cymru
1998). The examples shown are not based on specific sites or the need to meet
specific brief requirements but are a demonstration of the fundamental design
principles, which apply to any housing project.

3.4 ECOHomes

3.4.1 General
The ECOHomes rating is an environmental monitoring system for homes
developed as part of the BREEAM (Building Research Establishment
Environmental Assessment Method) programme of environmental
assessments.

The performance of a house is expressed on a scale of;

• PASS
• GOOD
• VERY GOOD
• EXCELLENT

It considers the broad environment concerns of climate change, resource use

and the impact the new development has on the existing development. It deals
with quality of life issues and encourages the provision of a healthier and safer
internal environment.

30
It is a flexible assessment tool and associations can choose from the options
available in order to develop the most appropriate aspects of sustainability to suit
the particular development or to compliment their own sustainable development
strategy.

The issues assessed are;

• ENERGY
• WATER
• POLLUTION
• MATERIALS
• TRANSPORT
• ECOLOGY AND LAND USE
• HEALTH AND WELLBEING

Further information can be obtained from;

BRE ( www.bre.co.uk/ecohomes )
Sustainable Homes (www.sustainablehomes.co.uk )

3.5 Housing People with Specific Requirements

3.5.1 Designing for Diversity

Buildings, including houses, and the environment they are in should be usable
by and accessible to everyone whether they have a physical impairment, are
elderly, have a sensory impairment, or parents with prams or just bringing home
the shopping.

Designers should therefore be looking at providing homes and surroundings

capable of accommodating all peoples ordinary and specific needs both physical
and cultural within a mixed community.

3.5.2 Wheelchair Housing

3.5.2.1 General
Standard solutions are not appropriate for people who regularly use wheelchairs
as designs need to be responsive to the specific need of tenants.

No specific design standards are published for grant funded wheelchair housing
schemes.

Normally the accommodation for wheelchair users will be in the form of a ground
floor flat or a bungalow.

Designers should consider the following;

31
 • Wheelchairs come in many sizes and types and can be manual or
electrical so
in the majority of cases they are tailor made to suit individual needs.
• The ability to control and manoeuvre the wheelchair will vary and some
users require assistance.

3.5.2.2 Fundamental Requirements

In any home designed for use by person(s) in a wheelchair some fundamental

requirements will however need to be considered:

• Manoeuvrability
It is essential that the wheelchair user can visit all parts of the home both inside
and out, see also Site Layout Design for New Housing Schemes for general
principles of design related to external spaces. It is also important to consider not
only the immediate surrounds of the home but the wider environment so that
access to other parts of the neighbourhood, community facilities, schools etc is
made as easy as possible.

• Transition from car/home

The transition from the parking space to the front door should be made as easy
and direct as possible and be well lit. There should be sufficient space adjacent
to the car for transfer to a wheelchair, which in some cases might involve a
helper, and this alighting space should be as flat as possible.

The route from the car to the front door should also be flat, direct, smooth and
slip resistant. If possible the alighting space and the path to the door should be
covered. In normal circumstances a car port will provide adequate protection,
however as an alternative where a site is very exposed a garage large enough to
allow the transfer manoeuvre and which also has a door into the house may
provide the most satisfactory solution.

• Thresholds
The platform immediately outside the door should be large enough to allow easy
operation of the door controls by a person sitting in a wheelchair and should be
well lit. The transition from outside to inside from a stationary position is very
difficult for a wheelchair user so ideally the threshold should be flat. It is accepted
that often a small upstand [restricted to a maximum of 15mm by part M of the
Building Regulations] is required to provide a weather barrier where necessary
but this should be viewed as a last resort, the aim is to provide as flat a threshold
as possible. It is also important to provide sufficient space immediately inside
the front door to allow, for example, transfer to an inside chair or for the chair to
be stored.

• Circulation.
It is essential that sufficient space be allowed in every room for the wheelchair to

32
be manoeuvred between furniture and fittings. A design solution that keeps
corridors and right-angled bends to a minimum is preferred. Caution however
should be exercised to ensure that corridors are not so wide as to produce an
institutional feel to the home.
Direct access from the kitchen to the dining area is important so that a person in
a wheelchair has no barriers to negotiate.

• Bathroom flexibility
Bathrooms should be designed to enable all fittings to be approached and used
by a person in a wheelchair. A range of transfer options should be offered to
allow flexibility.
The provision of a separate fully accessible WC and shower should be
considered particularly in a dwelling designed to accommodate 4 or more people.

The main bathroom should be designed to take a bath and a shower to meet the
needs of a wide range of occupants.

• Kitchen flexibility
Kitchens should be designed to enable all fittings to be approached and used by
a person in a wheelchair. Adjustable worktops which provides a degree of
flexibility should be considered particularly at the sink and preparation areas and
switches and sockets provided on the front face of worksurfaces.

The majority of storage should be at low level to allow ease of access.

• Storage
The location of storage areas should be carefully considered to ensure that a
person in a wheelchair could gain access. Any corridor space therefore should
be wide enough to allow for outward opening doors and cupboard depths shallow
enough so that the full depth is accessible. This is particularly relevant in
kitchens.

In addition to the general storage for the needs of the family space may be
required for a second wheelchair or for battery charging or for other mobility aids.

Also the amount of linen storage should reflect the needs of specific tenants. In
some cases a dedicated laundry room may be justified.

Many useful publications exist to give essential guidance to designers and

highlight best practice. [See Appendix D]

3.5.3 Black, Minority Ethnic (BME) Households

3.5.3.1 General

33
Consideration of the needs of BME groups should be an integral part of the
design process. They should not be treated as an afterthought and design
requirements should be incorporated in a sensitive way so as to preserve cultural
identity as well as ensuring that the completed project harmonises with its
surroundings. This can best be achieved through working with BME community
organisations and individuals at the start of the project, as they can advise on the
needs of the different communities and assist with publicising the completed
scheme to ensure full occupancy of the scheme.

Associations should avoid a prescriptive approach as there is great diversity

amongst the different BME communities, and these communities are in the
process of change. For further guidance see ‘Accommodating Diversity- Housing
Design in a Multicultural Society’ (NHF & Home Housing Trust; 1988).

3.5.3.2 Context
To develop sensitive solutions it is important that Designers have an
understanding of the social and cultural context of the client group. For example
layouts that are based on housing overlooking a common courtyard can be an
effective way of satisfying a range of needs.

3.5.3.3 Family structure

An understanding of the family structure and the concept of the extended family
are vital if the design solution is to be successful. For example in many cultures it
is important to separate male and female spaces within the home which will
obviously result in an increase in floor area.

3.5.3.4 Security
Security is a very important issue as minority ethnic groups are more likely to be
victims of crime and discrimination. A well thought out layout can help minimise
any feeling of vulnerability. It is recommended therefore that the police force ALO
be consulted very early in the design process to discuss any additional/specific
requirements.

3.5.3.5 Cultural distinctiveness

The question of whether a development should reflect the culture by standing out
from its surroundings or be designed to blend in needs to be thoroughly
explored. The most successful schemes are those where traditional shapes and
building forms are subtly reflected so as to create a cultural identity without
producing a development which is out of context.

Religious practices also impacts on the design solution and can range from
features that can be incorporated easily like shrines to features which have a
much greater impact like the requirements associated with ritual washing.

3.5.3.6 Internal layout

Many of the design features and concepts associated with Lifetime Homes

34
related to flexibility and adaptability will suit ethnic communities. For example the
concept of flexible living with sleeping areas not being confined to the designated
bedroom is common, as is the social use of the kitchen in addition to its prime
function of food preparation, and the requirement for generous entrance halls.
There are good practice examples of properties being designed to be as
adaptable as possible, such as pair of semi detached properties that are
connected internally to accommodate an extended family, but that can revert
back to separate dwellings if the family’s needs change or new tenants move in.

Special attention should be paid to the design of the kitchens, particularly the
provision of the correct type and volume of storage, and of bathrooms to allow
for different bathing habits and rituals

3.5.3.7 External spaces

The garden and crop cultivation is very important to some groups and careful
consideration should therefore be given to the size and orientation of the garden
and also that adequate measures are taken to ensure that all contamination is
removed.

In schemes for elders the provision of safe communal gardens should be

considered

3.5.4 Housing for the Elderly

3.5.4.1 Background

Independent accommodation for Elderly people is provided currently by

associations in the form of bungalows or flats that are either served by a lift or
are in the form of 2 storey flats with the upper storey being served by an 'easy
going staircase'.

In January 2003 The Welsh Assembly Government published a ‘Strategy for

Older People in Wales’.

One of the 7 stated strategic aims is ‘to promote the provision of high quality
services and support which enable older people to live as independently as
possible in a suitable and safe environment and ensure acute, primary and
specialist services are organised around and responsive to their needs’.

A key strategic objective in fulfilling the stated aim is ‘to promote an adequate
supply of special forms of housing which meet the varying and changing needs
of older people and ensure they can remain independent as long as possible’.

The numbers of people age 75 and over in the UK is increasing and pressure is
mounting to find flexible, cost effective housing solutions for frail elderly people
that also recognises the desire to prolong independent living.

35
Extra Care or frail elderly schemes cater for the needs of elderly people including
those requiring a high level of support. They fall between established models of
sheltered accommodation and residential care homes.

Extra Care can offer many advantages;

• It simplifies the provision of support by allowing resources to be used more

efficiently. Care workers for example can deal with more people as they are
concentrated under one roof.

• It allows people maximum independence with the assurance that help if

needed is close by and provides additional features such as assisted bathing
and meal provision.

• It allows people to stay in their ‘home’ within the extra care facility as long as
possible and therefore takes some of the pressure off registered care homes.

• The additional services and facilities means that people can receive rising
levels of support whist remaining in their own ‘home’.

• Resources that also serve the wider community i.e. day centre provision may
be included.

The Extra Care concept is as much about the way the scheme is managed and
support services are provided as it is about the facilities provided. Individual
schemes will be developed therefore to meet the strategic requirements of the
local authority, health authority and social services, the three key partners
involved.

3.5.4.2 Scope
Extra Care is about providing ‘a home for life’ which people can move into and
live independently in self contained accommodation whilst receiving an
appropriate level of care and support.

The manifestation of the Extra Care /frail elderly concept can take many forms
and it is not the intention of this guide to be overly prescriptive or to favour any
one particular form or to encourage a rigid approach to design.

To be successful any scheme will respond to a long-term strategy for the

provision of appropriate accommodation for the most vulnerable of our elderly
population developed by the key partners.

Schemes may therefore include facilities for providing medical treatment and for
varying levels of care in addition to providing living accommodation.

36
They may also include lifestyle-enhancing leisure features such as shops and
gymnasiums.

3.5.4.3 Development
Extra Care schemes that we see today have developed from the Sheltered
Housing concept much favoured in the 1980’s. These earlier schemes were
designed on the assumption that people shared most facilities and private space
was reduced accordingly. ‘Bedsides’ or ‘Flat-lets’ were in common use and these
were modest in area, with only basic kitchen equipment provided.

In the 1990’s changing aspirations, particularly the desire for larger self-
contained accommodation resulted in landlords having problems with letting flats
and the number of voids increased.
.
To meet these changing aspirations today’s Extra Care schemes put more
emphasis on the needs of the individual and their right to independence.

Flats in the Extra Care schemes are seen as ‘home’ and provide the same
facilities as the equivalent house, flat or bungalow so that people can be as
independent as their individual circumstances will allow.

The most fundamental changes have taken place in the way schemes are run.
The residents care packages, catering, cleaning etc are more likely to be
provided separately and not the responsibility of the housing provider.

Care packages are commonly provided by Social Services (including night -time
and emergency cover), or, as is becoming more popular, contracted out.

Similar arrangements are also made to contract out catering, cleaning, ground
maintenance etc.

The traditional role of Warden, who was on call twenty four hours per day, is
therefore being replaced by Managers who tend to work nine to five, five days a
week.

3.5.4.4 Alternative Solutions

Several Housing Associations in England have developed expertise in the
provision of Extra Care schemes. The model they are using can be seen as a
direct development of the 1980’s sheltered housing schemes but with greater
emphasis on private space provision.

The standards are evolving as experience is gained on each scheme and are
intended to be flexible to meet the different requirements of Managers, Local
Authorities and Social Services who are seen as key partners in the developing
and running of Extra Care schemes.

37
The model is developed around the provision of self-contained flats to wheelchair
standards thus enabling tenants maximum independence.

The major difference resulting from the independent approach (i.e. the provision
of self-contained wheelchair accessible flats) is the reduction in communal
spaces. Lounge areas for example are now considered to be activity spaces and
are not intended to accommodate all residents for a significant period of time.

Provision can vary as some schemes may be designed to fulfil a day centre role.
In this case communal dining and lounge/activity space will increase to reflect
this.

Other more radical approaches like the ‘Retirement Village’ concept are being
pioneered today. These projects provide care at many levels ranging from
sheltered housing to high dependency nursing all within the same 'village'
complex and require a high level of capital investment.

The large investment required is usually raised by partnerships between Local

Authorities, housing associations, Health Care Providers, Developers, Charitable
Funders and Corporate sponsors.

These schemes cater for a wide range of people from those who are receiving
state subsidy to those who are self-funding.

To be viable a site of about 5-7 acres is needed to accommodate 150-200 units

with an investment from multiple sources of £10-£15 million over an extended
period. One scheme in the Midlands for example only receives 19% of its funding
from the Housing Corporation.

The concentration of 30 to 40 flats may not suit strategies developed in rural

areas where the population is more dispersed. As more emphasis is being
placed on the needs of the individual a model with small clusters of flats near
existing villages may provide a more sensitive solution. Social, medical and care
packages could however still be organised on a regional level with for example a
central kitchen serving the dispersed units.

3.5.4.5 Basic Consideration

• Flexibility
The demand and need for Extra Care accommodation may vary. It is therefore
important to design schemes that are capable of responding to change. For
example where integrated blocks are used they should be capable of being
adapted into housing suitable for different client groups in part or as a whole as
demand dictates.

This future change in occupation should be tempered by the desire to integrate

38
all domestic building forms so that client group identification is not obvious. This
is one reason why mixed developments have always been encouraged, with
walk up flats being hard to distinguish from family housing. There are also
housing management issues where too many flats are provided off a common
circulation space.

The desire to integrate the different types of housing may prove difficult as extra
care schemes are normally in the form of concentrations of flats served from
common circulation spaces. As a result they will stand out in the typical urban
setting. This may not be a problem initially but may result in stigmatisation if the
scheme reverts entirely or in part to general needs use.

• Independence
Homes should be designed on the assumption that people wish to live
independently. Support and Care packages can be added progressively as
residents needs change.

• Critical Mass
To make best use of care and support resources it is important where possible
(particularly in urban situations where land is more expensive) to concentrate
accommodation and support provision.

The critical mass of schemes may for example vary from low twenty unit
schemes to schemes of forty plus.

3.5.4.6 Qualifying elements for Social Housing Grant (SHG)

Schemes will inevitably contain a mixture of housing, health care, social
services, and leisure elements. The facilities funded are those that are of direct
benefit to the residents.

Features such as day care provision for example will not qualify for SHG but
may form an integral part of the community care strategy. The additional funding
for these non-housing elements (space and equipment) would be separately
resourced.

It is important therefore to clearly differentiate between these different elements,

as only the former will be eligible for SHG.

3.5.4.7 Good Practice Tips

Much good practice guidance is available. The following points are therefore just
some of the considerations when developing a scheme specific brief

• Spatial Relationships.
• The following spatial relationships are given as guide. They will of course
vary depending on design solutions and site constraints.

39
 Flats ………….. 65%
Ancillaries ……. 20%
Circulation ……. 15%

• External
• More residents are using motorised buggies so a garage with charging
facilities of suitable size needs to be provided.

• The boiler room should be sited on an external wall with external access,
preferably a separate structure.

• The provision of car parking spaces should be carefully considered. Not

only are more residents keeping their cars but as a direct result of
services being contracted out parking for support staff may also be
required.

• A dedicated space for an ambulance and a bus may be required.

• Ancillary Spaces
• The main entrance door should be easy for elderly people to operate and
consideration should be given to providing automatic doors, preferably
sliding doors.

• Consideration should be given to providing guestrooms. A ratio of 1 per

25 residents is about right.

• 3 washing machines for 26 residents should be the minimum.

• Shelving should be provided in stores.

• Central secure storage for residents belongings (e.g. suitcases) should be

considered

• All circulation spaces and ancillary spaces should be accessible to all and
built to wheelchair standards.

• All staff should have access to a shower and kitchen staff should be also
be provided with a changing room

• Staff should be provided with lockers

• The principles of barrier free design i.e. environments that are designed
so that they are accessible to and usable by people with mobility problems
including people with sight impairment should be adopted throughout the

40
 building.

• The advantages of providing a backup generator should be considered.

• Bin stores should be designed to allow for recycling.

• Bike storage should be provided in the buggy store

• A central storage facility for new and used oxygen bottles should be
considered, possible adjacent to the buggy store to make access easy for
delivery and collection.

• The lighting in the communal areas should be flexible to allow for different
levels to be used. Consideration should be given to separating feature
lighting from general lighting.

• Flats
• Attention to detail is important. e.g. location of disability aids, grab rails,
the provision of a convenient shelf adjacent each flat door and colour
coding corridors.

• A direct link between the bedroom and bathroom suitable for wheelchair
access should always be provided.

• Bedrooms should be designed to ensure that a specialised bed like for

example that provided by Social Services could be accommodated. These
beds are usually bigger than a standard bed and the location of the
emergency pull cord and siting to give sufficient circulation space should
be carefully considered.

• The layout of the bathroom should reflect the possibility that some
residents need help with showering and the location and type of shower
fitting should be carefully considered to make assistance by a carer as
easy as possible.

• Consider providing a permanent 'night light' in the bathroom.

• Direct access from individual ground floor flats to the garden should be
considered but the introduction of a large number of uncontrolled access
points may conflict with Secured By Design (SBD) requirements.

• Health and Safety

• Low surface temperature radiators should be used.

41
• Wheelchair accessible toilets should be positioned on each floor.

• A cleaners cupboard should be provided on each floor and be

equipped with a suitable sink.

42
APPENDICES

A. Lifetime Homes standards

B. RNIB standards
C. Furniture sizes/ circulation requirements
D. Useful reading

43
 APPENDIX A
LIFETIME HOMES STANDARDS
Extracts from a report for the JOSEPH ROWNTREE FOUNDATION
Meeting Part M and Designing Lifetime Homes

Lifetime Homes standards Specifications and dimensions which meet the Lifetime Homes standards Notes

1 Where there is car parking adjacent to The general provision for a car parking space is 2400mm width. If an additional 900mm width
the home, it should be capable of is not provided at the outset, there should be provision (e.g. a grass verge) for enlarging the
enlargement to attain 3300mm width overall width to 3300mm at a later date
2 The distance from the car parking It is preferable to have a level approach. However, where the topography prevents this, a *Providing there are top,
space to the home should be kept to a maximum gradient of 1:12 is permissible on an individual slope of less than 5 metres or 1:15 if bottom and intermediate
minimum and should be level or gently it is between 5 and 10m, and 1:20 where it is more than 10m.* Paths should be a minimum of landings of not less than
sloping 900mm width 1.2m excluding the
swing of doors and
gates.
3 The approach to all entrances should See standard 2 above for the definition of gently sloping
be level or gently sloping
4 All entrances should: The threshold upstand should not exceed 15mm (see detailed examples on pages 16-17)
a) be illuminated
b) have level access over the
threshold and;
c) have a covered main entrance
5 d) Communal stairs should provide Minimum dimensions for communal stairs
easy access and; Uniform rise not more than 170mm
e) Where homes are reached by a lift, Uniform going not less than 250mm
it should be fully wheelchair Handrails extend 300mm beyond top and bottom step
accessible Handrail height 900mm from each nosing

Minimum dimensions for lifts

Clear landing entrances 1500 x 1500mm
Min. internal dimensions 1100 x 1400mm
Lift controls between 900 and 1200mm from the floor and 400mm from the lift’s internal front
wall

44
6 The width of the doorways and Doorway clear opening width (mm) Corridor/passageway width (mm)
hallways should conform to the 750 or wider 900 (when approach is head-on)
specifications in the next column 750 1200 (when approach is not head-on)
775 1050 (when approach is not head-on)
900 900 (when approach is not head-on)
The clear opening width of the front door should be 800mm. There should be 300mm to the
side of the leading edge of doors on the entrance level.
7 There should be space for turning a A turning circle of 1500mm diameter or a 1700x1400mm ellipse is required
wheelchair in dining areas and living
rooms and adequate circulation space
for wheelchair users elsewhere
8 The living room should be at entrance
level
9 In houses of two or more storeys, there
should be space on the entrance level
that could be used as a convenient
bed-space
10 There should be: The drainage provision for a future shower should be provided in all dwellings *DQR requirement
a) a wheelchair accessible entrance supercedes (1.1.1)
level WC, with Dwellings of three or more bedrooms
b) drainage provision enabling a For dwellings with three or more bedrooms, or on one level, the WC should be fully
shower to be fitted in the future* accessible. A wheelchair user should be able to close the door from within the closet and
achieve side transfer from a wheelchair to at least one side of the WC. There should be at
least 1100mm clear space from the front of the WC bowl. The shower provision should be
within the closet or adjacent to the closet (the WC could be an integral part of the bathroom in
a flat or bungalow)

Dwellings of two or fewer bedrooms

In small two-bedroom dwellings where the design has failed to achieve this fully accessible
WC, the Part M standard WC will meet this standard*

11 Walls in bathrooms and toilets should Wall reinforcements should be located between 300 and 1500mm from the floor
be capable of taking adaptations such
as handrails

45
12 The design should incorporate: There should be a minimum of 900mm clear distance between the stair wall (on which the lift
a) provision for a future stair lift would normally be located) and the edge of the opposite handrail/balustrade. Unobstructed
b) a suitably identified space for a ‘landings’ are needed at top and bottom of stairs
through-the-floor lift from the
ground to the first floor, for
example to a bedroom next to a
bathroom
13 The design should provide for a Most timber trusses today are capable of taking a hoist and tracking. Technological advances
reasonable route for a potential hoist in hoist design mean that a straight run is no longer a requirement
from a main bedroom to the bathroom
14 The bathroom should be designed to Although there is not a requirement for a turning circle in bathrooms, sufficient space
incorporate ease of access to the bath, should be provided so that a wheelchair user could use the bathroom
WC and wash basin
15 Living room window glazing should People should be able to see out of the window whilst seated. Wheelchair users
begin at 800mm or lower and windows should be able to operate at least one window in each room
should be easy to open/operate
16 Switches, sockets, ventilation and This applies to all rooms including the kitchen and bathroom
service controls should be at a height
usable by all (i.e. between 450 and
1200mm from the floor)

46
 APPENDIX B
RNIB STANDARDS
(Extracts from 'Housing Sight' reproduced with permission of the RNIB)

1. Approach
1.1 Appropriately chosen and located planting of a distinctive shape, colour or fragrance should be provided at the approach to
a home.
1.2 Pathways to the home and any ancillary buildings, such as garages and sheds, should be smooth, hard and non-slip, even
when wet.
1.3 The route from the street to the entrance of the home should be well lit.
1.4 Different dwellings within a street should be clearly distinguishable and identifiable.
2. Front door and hallway
2.1 Door furniture should be conveniently positioned and easily identified through the use of tactile ‘touch-detection’ and
contrasting colour or tone with the door itself.
2.2 Collection boxes should be provided on the rear of the letterbox, positioned in the centre of the door.
2.3 A dimmer switch, contrasted in colour or tone against its background, should be provided in the hallway and positioned on
the wall opposite the hinge side of the door.
3. Downstairs WC
3.1 All fixtures and fittings used within the WC should be highlighted from the wall/floor against which they are positioned.
3.2 A large flush handle should be provided on the open/transfer side of the WC cistern, away from the adjacent wall.
3.3 A plunger plug should be provided within a hand-basin.
3.4 Taps should be consistent around the house, both in terms of design and the positioning of hot and cold outlets.
3.5 All surfaces should be non-reflective and non-slip flooring should be used

47
4. Kitchen
4.1 A rounded edge, non-reflective kitchen worktop should be installed which should contrast in colour or tone with the floor
and adjacent wall and units.
4.2 Kitchen units should contrast in colour or tone with adjacent surfaces and handles should contrast against the unit itself.
4.3 Care should be taken to ensure easy and safe access to any kitchen equipment.
4.4 Kitchen lighting should be adaptable and evenly distributed.
4.5 Task lighting should be installed under kitchen wall units.
5. Circulation
5.1 Good lighting levels should be provided over stairs.
5.2 A handrail should be provided on both sides of the staircase of a circular or oval profile, which is contrasted in colour from
the adjacent wall and should continue for 300mm past the top and bottom stairs (*1)
5.3 A lift should include contrasted and tactile indication on the call and control buttons.
6. Bathroom
6.1 A level access shower and separate bath facility should be provided with a non-slip finish to the bases.(*2)
6.2 Contrasting grab-rails should be provided within the shower cubicle and on the wall adjacent to the bath.
6.4 A bath should be provided with a thermostatically controlled hot tap.
6.5 The shower curtain or screen should contrast in colour or tone with the adjacent surfaces.
6.6 The leading edge of the shower screen door should be contrasted against the shower screen itself.
7. Windows and doors
7.1 If window coverings are supplied, vertical blinds should be provided.
7.2 Doors should contrast in colour or tone from the surrounding walls and the leading edge of the door should also be further
contrasted from the rest of the door itself.
7.3 Internal doors should be hinged to open flat against walls.(*3)
7.4 Door handles should be a lever-action and contrast in colour or tone with the door itself.
8. Utilities
8.1 The positioning of switches, sockets, ventilation and all service controls should be consistent around the whole house.
8.2 All switches, sockets and controls in the home should be contrasted in colour or tone against adjacent surfaces.

48
Communal access homes
9.1 In homes with communal access, security entry intercom systems should be installed.
9.2 In homes with communal access level, firmly fixed entrance matting should be provided in the lobby.
9.3 On communal stairs a highlighted nosing on the edge of each tread and riser should be provided.
9.4 Lift landing spaces should be defined from the surrounding floor by a change in tone and texture of floor covering.
9.5 The floor of the lift car should contrast tonally with the walls.
9.6 Lift emergency communication systems should include audible indication to confirm that the call has been received.
Note: We have specifically not repeated any recommendations regarding lifts where they are already covered by
BS8300:2001.

*1 this is not always possible where a traditional straight flight stair is used but the 300mm continuance should always be
provided to one side
*2 in flats and bungalows a separate shower is not required providing that the bathroom is designed so that it is possible
to replace the bath with a level access shower.
*3 where this is not possible a layout that will allow strategic positioning of furniture will be required.

49
APPENDIX C
SPACE STANDARDS

a. Living Rooms (n.t.s.)

0.70
0.90

TABLE SIZES
2/3 PEOPLE 800x1000mm
4 PEOPLE 800x1200mm
to wal l or to wal l for
fur ni tur e s i ng l e c hai r
5 PEOPLE 800x1400mm
TABLE 6 PEOPLE 800x1600mm
7 PEOPLE 800x1800mm

DINING CHAIR
(450x450mm)

SETTEE (3 SEAT)
(1850x850mm)
LARGE STORAGE UNIT
(1050x550mm)

SMALL STORAGE UNIT

(750x450mm) SETTEE (2 SEAT)
(1250x850mm)

ARMCHAIR
TELEVISION
(850x850mm)
(650x500mm)

50
APPENDIX C
SPACE STANDARDS

b. Bedrooms (n.t.s.)

DOUBLE BED
(1500x2000mm)
SINGLE BED
(900x2000mm)

N OT E
Wher e a s i ng l e bed i s pl ac ed
ag ai ns t a wal l a s pac e of
250mm mus t be pr ovi ded at the 0.50
foot of t he bed or t o a wal l or
r obe.
0.70 t o wal l or r obe 200mm to al l other fur ni tur e. to wal l or r obe 0.70
( s i de and f oot ) ( s i de and foot)

0.55 to al l other fur ni tur e to al l ot her fur ni tur e 0.55

DRESSING TABLE
(1350X450)

0.60

BUILT IN ROBE
0.70 ( t o wal l or other fur ni tur e, 0.55 (double 1000mm)
1.00

to bed)
(single 500mm

CHEST OF DRAWERS
(large 1050x450mm) DOUBLE ROBE
(med. 750x450mm) (1200x600mm)

DESK 0.70
(1050x500mm)
to wal l or
fur ni tur e

0.70 SINGLE ROBE

t o wal l or (600x600mm)
f ur ni t ur e

51
APPENDIX D
USEFUL READING

Designing Life Time Homes Joseph Rowntree Foundation

Meeting Part M and Designing LifeTime Joseph Rowntree Foundation

Homes
Life Time Homes in Wales Chartered Inst. of Housing

Scheme Development Standards Housing Corporation

Standards and Quality in Development National Housing Fed

Building Sight RNIB

Wheelchair Housing Design Guide NATWHAG

BRE Housing Design Handbook BRE

Good Loo Design Guide Centre on Environment for

the Handicapped

Accommodating Diversity NHF/Home Housing

People Streets and Movement

Essex Design Guide

Secured by design ACPO

Time for Design 2 English Partnerships

Making places English Partnerships

Technical Advisory Note(Wales) 12 National Assembly for Wales

Design
Housing Sight RNIB (Cymru)

Construction Waste Good Practice CRIBE

Guide

52