BfL12 Training Bristol, 27th February 2013

Sue McGlynn and Garry Hall

• "We"operate"as"a"charity"with"low"overheads"

• "Design"review"• "Not"for"profit""• "Trusted,"independent"and"impar=al"""

About&OPUN:&

OPUN"is"posi=oning"itself"as"the"leading&provider"of"""""""BfL"12"training"in"the"region"working"in"partnership"with"

NoFngham"Trent"University"

The&role&of&Architecture&Centres:&

BfL12"training""

Support"and"advice"–"enabling"

Championing"the"use"of"BfL12"locally"

Built"for"Life"–"key"opportunity"for"local"centres"

A

B

C

D

E

F

The principles that underpin Building for Life 12 Sue McGlynn

Our vision is to improve the urban design quality of house building in England, helping the country to build more and better homes and communities…

Introduction: Searching for character

How can we create places with a distinctive character and their own sense of place?

The&&que

st&&for&&cha

racter&

Movement and landscape

Neighbourhood Streets

Open spaces/gardens

Building elements/materials

The DNA of place

Settlement form: Movement and landscape

Urban form and functions

Building form: Details & materials

1. Linking landscapes for humans + wildlife Balancing movement, access and ecology

Tight urbanism v’s landscape

Whitehill Bordon Masterplan Hanham Hall, Bristol

Upton – Northampton

Making landscapes: Swales, permeable surfaces and even waste treatment can shape character

‘Feel and function’: Integrating sustainable drainage + waste

Making space for green and blue infrastructure

Neighbourhoods"defined"by"landscape"and"topography,"Sherford"

2. Using landscape to generate character areas

Green corridors and streets Green routes for the whole movement network – from rural edge to town centre

3. Connections: Street spacing and walkability Connected streets and routes make places walkable and increase use of public transport

!

External&and&&internal&links&

Streets are long-lasting elements of place A key influence on place making and local identity

Streets: Give access and the potential to experience places

Designing for the car but not letting it take over the social uses of

the space.

Standard highways geometries make places look the same

Streets as attractive, social spaces…

Street design, street width, building placement:

Varying character in a neighbourhood Long or short streets, wiggly or straight? Front gardens or no front gardens? A walkable space or car-dominated?

4. Varying character by varying house

types and styles

De Dijk, Rijswijk

5. Time and personalisation add to character at the largest and smallest scales

6. Density and perception of density Density: A measure not a quality

-  Allotments / community gardens

-  Play space

-  Facilities for sport

Ypenburg, The Hague The Triangle, Swindon

7. A sense of community focus Community spaces

Urban structure

Site structure

Landscape structure

Building for Life 12: Transition and Remodelling

Why"the"Update?"

• "Comprehensive"spending"review"–"dissolu=on"of"CABE""

• "Slimmer,"less"resourced"Cabe"at"the"Design"Council""

• "NPPF"and"Housing"Strategy"

• "Growth"agenda"""

• "Quality"agenda"""

• "Fewer"resources"across"the"board"""

• "Deregula=on"–"red"tape"‘witch"hunt’""

• "Localism""

Our vision is to improve the urban design quality of house building in England, helping the country to build more and better homes and communities, by:

1. Providing a clear quality framework (clarity and certainty for industry)

1.  Providing a clear quality framework 2.  Promoting design dialogue at the start of

the process

1.  Providing a clear quality framework 2.  Promoting design dialogue at the start of

the process 3. Help stimulate consumer demand for and

recognition of better quality

1.  Providing a clear quality framework 2.  Promoting design dialogue at the start of

the process 3. Help stimulate consumer demand for and

recognition of better quality 4. Reward house builders for good design at

point of sale

Could&a&remodel&actually&achieve&more?""

CABE"(2007)""

CABE&(2010)&&

BfL&was&not&delivering&the&change&expected""""

Remodelling&BfL&was&not&a&choice,&but&a&necessity&if&it&were&to&survive&and&remain&relevant.""

• "Remodelling"BfL"was"not"a"choice,"but"a"necessity"if"it"

were"to"survive.""

• "Could&we&remodel&in&a&way&that&secured&industry&support&but&also&added&value?"""

Industry&frustraOon…&

“Rubbish”

Could&we&add&value&by&designing&out&issues&with&BfL&2008?"""

Higher&res&v&lower&res&

Points&chasing&

Assessment&rather&than&dialogue&based""

Status&of&Building&for&Life&&&

“…move'away'from'the'standards2based'approach'and'back'to'being'a'star9ng'point'

for'nego9a9ons…”"""

Published"21st"Nov"2011"

Meant"to"‘get"the"

na=on"building’"

“This'Government'recognises'that'what'we'build'is'just'as'important'as'how'many'homes'we'build”"""

“Tools'such'as'Building'for'Life'set'out'some'of'the'features'that'are'useful'to'consider'when'designing'new'homes'and'neighbourhoods”"""

“We'also'see'an'opportunity'to'adapt'

exis9ng'successful'toolkits,'such'as'Building'for'Life,'to'

support'communi9es”"""

“This'Government'aEaches'great'importance'to'the'

design'of'the'built'environment”"""

“will'func9on'well”"""

“add'to'the'overall'quality'of'the'area”"""

“establish'a'strong'sense'of'place”"""

“create'safe'and'accessible'environments'”"""

“respond'to'local'character”"""

“address'the'connec9ons'between'people'and'place”"""

“promote'or'reinforce'local'dis9nc9veness”"""

3 sec=ons 12 ques=ons

60 good"prac=ce"recommenda=ons""""

Building"for"Life"must"be"seen"as"facilitator"of"

quality,'speedy'growth"""""

Underlying&principles:&

Underlying&principles:&

• "One"ques=on"(rather"than"two)"when"one"would"do"

• "Lose"jargon"–"open"BfL"to"non]design"professionals"

• "Shi^"from"assessment"to"dialogue"–"traffic"lights"

• "Avoid"duplica=on""

• "Don’t"‘overtake’"na=onal"policy/Building"Regula=ons"

• "Post"bag"and"common"issues""

Underlying&principles:&

• "One"ques=on"(rather"than"two)"when"one"would"do"

• "Lose"jargon"–"open"BfL"to"non]design"professionals"

• "Shi^"from"assessment"to"dialogue"–"traffic"lights"

• "Avoid"duplica=on""

• "Don’t"‘overtake’"na=onal"policy""

• "Post"bag"and"common"issues"

• "Conform'or'robustly'jus9fy'''

Conform'or'robustly'jus9fy'''

Ambers"–"factors"outside"the"control"of"the"applicant,"e.g."

third"party"land"ownership"(connec=ons)"

Or:""

Off"site"housing"contribu=ons!!

Building for Life 12: The questions and how it works

• "12"ques=ons"(ra=onalisa=on)""• "More"accessible""

• "Designed"for"community"

engagement""

• "StarOng&point&for&discussions"""• "No"scoring"regime""

• "Avoid"reds,"minimise"ambers,"

aim"for"greens""""

Start&the&process&with&all&quesOons&set&at&‘amber’"""""

We&recommend&that&local&authoriOes&avoid&fixed&thresholds,&i.e.&only&approve&12&‘greens’&&12"‘greens’""

versus"

11"‘greens’"and"1"(robustly"jus=fied)"‘amber’?""

Q1.&ConnecOons&

• "Prompts"you"to"think"beyond"the"red"line"

• "Suggests"overlooked"routes"as"best"prac=ce"• "Warns"against"insular"developments"–"this"

would"score"a"‘red’"if"no"good"explana=on"is"given"

Q6.&Working&with&the&site&and&its&context&

• "Prompts"discussion"of"site"analysis"

• "Role"of"landscape"in"adding"character"• "Highlights"the"need"to"integrate"natural"and"human"systems"–"lots"of"research"to"support"this"

as"important"

Q7.&CreaOng&well&defined&streets&and&spaces&&

• "Recognising"the"value"of"the"street"as"the"key"structural"element"of"urbanised"areas"

• "Role"of"landscape"in"defining"streets"and"spaces"• "The"importance"of"perimeter"block"forma=on,"

logical"building"lines"and"corners"

Trn corner

Q9.&Streets&for&all&

• "Natural"signpost"to"MfS"–"user"hierarchy""

• "Prompts"put"emphasis"on"design"to"influence"

behaviour"

• "Also"talks"about"overlooking"

Q9.&Car&parking&

• "Stresses"convenience"–"as"this"is"how"people"WILL"park"

• "Prompts"suggest"parking"in"the"street"as"an"

op=on"

• "Emphasis"on"overlooked"parking"too"

Q11.&Public&and&private&spaces&

• "Steers"discussion"to"le^"over"spaces"and"ownership"

• "Prompts"you"to"think"about"loca=on"AND"

quality"of"amenity"space"

• "Fenced"play"areas"are"not"recommended"

Q12.&External&storage&and&amenity&space&

• "Gets"you"talking"about"these"issues"at"an"early"stage"

• "Prompts"talk"about"bikes"and"bins,"but"also"the"

realis=c"use"of"garages"too"

• "Steers"you"away"from"unsecure"cycle"storage"

etc"–"overlaps"with"crime"preven=on"agenda"

Case&Study:&Manor&Kingsway,&Derby&

Image credit: OPUN/HCA

Image credit: OPUN/HCA

Image credit: OPUN/HCA

Built&for&Life&awards&&

• "Built"for"Life"will"reward"developers"at"the"point"of"sale"for"good"design.""

• "Annual"league"tables"–"possibly"the"first"being"published"in"2014"to"give"the"industry"=me"to"respond."

• "Launches"6"February"at"Westminster"with"Nick"Bowles"

MP"and"Lord"Carlisle"""

• "Significant"interest"from"industry"in"the"scheme"

already"(and"this"is"before"the"launch!)"

• "‘12"green’"schemes"independently"verified"by"an"

architecture"centre"will"be"en=tled"to"apply"for"a"Built"

for"Life"licence"from"the"BfL"Partnership."

• "Local"centres"will"be"permihed"to"charge"for"this"

service,"but"fees"will"need"to"be"agreed"collec=vely"so"

there’s"consistent"pricing"in"consulta=on"with"Design"for"

Homes"as"price"points"are"sensi=ve."

• "Licences"will"be"charged"per"market"rate"sale"unit"""

• "Local"centres"need"to"iden=fy"Building"for"Life"advisors"to"undertake"these"reviews.""

Desktop&Exercise&&