Design Guidance. The guidance is intended to:

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1 Design Guidance January 2010 for Affordable Housing Providers This guidance provides clarification to developers on the standard of design required for affordable housing developments within the area of Craven District outside the Yorkshire Dales National Park. Improving the supply of good local affordable housing is a key objective for Craven District Council, which is committed to working with registered social landlords and developers to ensure this can be achieved. Design which is inappropriate in its context, or which fails to take the opportunities available for improving the character and quality of an area and the way it functions, should not be accepted. Planning Policy Statement 1: Delivering Sustainable Development Good design is fundamental to the development of high quality new housing, which contributes to the creation of sustainable, mixed communities. Planning Policy Statement 3: Housing The affordable housing sector has an o p p o r t u n i t y, unprecedented in recent times, to eradicate poor design and to create routinely high-quality schemes that not only meet the needs of their residents but also act as a driver for increased standards across the industry. Affordable Housing Survey: A review of the quality of affordable housing survey in England - CABE Why has Craven District Council produced affordable housing design guidance? Craven has high levels of affordable housing need in settlements across the plan area (the part of the district outside of the National Park). Providing affordable housing is a key priority and the Council expects provision of affordable housing to continue over the coming years. The guidance is intended to ensure that affordable housing developments in Craven respect the character and appearance of our settlements (as well as the needs of residents) and meet or exceed the standards of some of the good examples shown on the following pages. The guidance is intended to: Ensure the use of sensitive, high quality designs and appropriate materials in affordable housing developments to reflect Craven s special character and vernacular; Illustrate the standard of affordable housing design that should be achieved or exceeded in Craven by using real-life case studies as examples; Clarify how the Council wishes to work with affordable housing providers and designers to ensure the provision of great affordable housing design; Explain why high quality (affordable) housing design is important and to reflect how national stakeholders and planning policies increasingly promote its importance. The guidance is not intended to: Provide detailed design guidance relating to all aspects of housing estate design and layout. However, it should be remembered that the layout of an estate will impact upon a development s form, massing and appearance and will therefore be an important additional consideration; Provide prescriptive requirements relating to very specific design features or materials which must be used in developments; Impose unachievable requirements on affordable housing providers, which may prevent developments coming forward within the district. Case studies show where high quality designs have been achieved within Craven and more information on cost and viability issues is included below.

2 Cost and Viability Issues The economics of developing affordable housing are dependant upon a number of factors. These include the availability of grant and any developer subsidy arising on sites where affordable housing forms part of a larger open-market housing development. Craven District Council appreciates that financial factors may have an impact upon design and does not wish to stipulate the use of specific design features that may undermine the viability of affordable housing schemes in the district. However, high quality, sensitive design is not an optional add-on and should be integral to all modern developments. The materials and design features which ensure a development maintains or enhances its surrounds do not always require an extra cost. The Council looks forward to working with developers of affordable housing to ensure that viable and high quality developments are brought forward in the district. Courtesy of Affordable houses can be built to reflect local character without great expense. Note the good choice of artificial stone and slate products coupled with an understanding of local building traditions, especially in the windows, doors, eaves, chimneys and overall simplicity of design. Courtesy of Above and Left Affordable housing development at Suttonin-Craven. Top Left and Far Left Local building traditions. Affordable rural house design should reflect, support and enhance local character and continue a tradition of good ordinary dwellings in the rural landscape. At the same time it should incorporate good standards of modern construction, internal layout, facilities and fixtures. Prince s Foundation We all want public housing to blaze the trail for good quality, sustainable design. Richard Simmons, chief executive of CABE and Sir Bob Kerslake, chief executive of the Homes and Communities Agency The design of individual homes and entire neighbourhoods should be specific to context, based on an understanding of the way the local area looks and works. Delivering Great Places to Live Building for Life publication

3 A Two Stage Approach to Ensuring Good Quality Affordable Housing Design Craven District Council is keen to work with affordable housing providers and architects to ensure that high quality affordable housing designs are delivered in Craven. We consider that the best way to deliver high quality affordable housing, which will stand the test of time, is to work closely with affordable housing providers using a two stage approach. This will enable planning staff and architects to liaise right from the earliest design stage and to develop a consensus on how a development can positively contribute to the character and appearance of the area in which it will be sited. The submission of draft designs should be the secondary rather than primary stage in this process. Stage 1 An Agreed Starting Point on Design Issues Joint working between RSLs and local planning authorities was a driver for increasing quality overall, reducing the number of poor schemes and increasing the number of good and very good schemes. A design brief and guidance from the local planning authority is also associated with increased quality. CABE - Affordable Housing Survey: A review of the quality of affordable housing in England Craven District Council believes in working with architects and affordable housing providers at the earliest possible stage in the design process. Commenting on draft designs should not be the first stage. Instead, discussions should begin before draft designs are produced. This is the best way of setting the ground for good quality design that conforms to planning guidance. Such early preapplication involvement can also benefit developers by avoiding abortive work and ensuring that potential problems are resolved before a planning application is submitted. Together, architects and Council planners need to agree a starting point on design issues, so that the right approach or design principles can be established for a proposed affordable housing development site. Issues for discussion at this stage include the context of the site, the types of materials that may be appropriate for a development and the height and form that buildings may take. Forming a consensus on these points then allows the architect greater certainty that draft designs subsequently worked up will be considered appropriate. Council planners can then, as a secondary stage, assess draft designs prior to the submission of a planning application. The Council therefore looks forward to working with architects at the earliest stage in the design process to ensure good quality housing designs that respect Craven s built environment. "A successful project will be the result of teamwork as much as of individual effort. The role of the client as a member of the team is important; a good client is a patron whose defining characteristic is a commitment to excellence. A successful project will owe as much to this commitment as to the skill and ingenuity of the design team." CABE - Design Review (2006) Local Authorities should also consider...challenging developers to produce high quality housing designs that help integrate affordable and market units in a mixed community. Delivering Affordable Housing - Communities and Local Government

4 Stage 2 Draft Designs Following an initial meeting about design issues, the architect can prepare draft designs. The Planning Team can then assess those designs and provide pre-application advice, to ensure that design issues have been addressed and any problems resolved before a planning application is submitted. In preparing draft designs and in preparation for the preapplication meeting, architects are asked to refer to the following checklist. This should help to ensure that their designs respond to the important design considerations listed. Checklist to Assess Affordable Housing Design Quality This checklist provides some of the key points, based on national planning policy and local experience, that should be considered when producing affordable housing designs. A full set of ticks should go a long way in ensuring that developments of an acceptable standard are achieved in Craven. The design is appropriate in its context and takes the opportunities for improving the character and quality of the area in which it will be sited (see key point on p.7). This means the development is likely to accord with national planning policy on design. In the case of mixed developments, the affordable housing is of the same quality of design and materials as the open-market housing on the same site. This means the development is likely to further government aims for social inclusion and balanced, mixed, sustainable communities. The design does not enable the affordable housing to be immediately identified as such. This is likely to mean that a high quality of affordable housing design has been achieved. All buildings present active and attractive frontages to streets and public areas. In the case of side elevations, those that are open to prominent public views should not normally be blank. Sample materials and photos of high quality designs already built will be made available for discussion at the pre-application meeting. Such supporting information can help to demonstrate a commitment to good design and how affordable housing can contribute to the character and appearance of a particular locality. It is of a design which in terms of proportions, materials and architectural detail is sympathetic to the character of the settlement and the locality. A key criterion of Local Plan policy H4: Residential Development within the Development Limits of Villages Encourage good design and the use of local materials to ensure that new housing association schemes are good neighbours in rural areas. Communities and the countryside: Rural housing strategy Good design and sustainable development are indivisible: together, they are about creating successful places. Housing Corporation Design and Quality Standards April 2007 Design of affordable housing can complete a village scene, and need not detract from it. Living Working Countryside: The Taylor Review of Rural Economy and Affordable Housing (2008) Prime expectation: Affordable housing providers should produce well-designed, good quality housing to meet identified needs in places where people want to live "Good design is one of the key elements which help the Housing Corporation achieve their aim to invest in homes that create sustainable environments...the Corporation understands that good design can create attractive sustainable communities for residents and justify their sense of pride in their environment." Urban Design Compendium (2007)

5 Lords Close, Giggleswick Affordable Housing Provider: Private Developer This development of 27 dwellings in Giggleswick includes 4 affordable homes, which were provided at a discounted sale price. A legal agreement ensures a discounted sale price will be retained in perpetuity. The design and materials used are of a high quality and design features such as corbels and slated verges, canopies and window reveals all reflect the local vernacular and add to the success of the design. The stepping of the houses and a variety of design features helps to create a sense of individuality and identity, while the stepping also creates a greater sense of privacy for the occupiers of the semi-detached properties. Importantly the affordable home, which is shown in the picture to the right, is indistinguishable from the open-market housing shown in the other pictures, in terms of the quality of design and materials. The affordable homes are also well integrated in the site rather than being located in one particular area. In this respect the development is in line with good practice guidance emphasising that affordable housing should not be distinct or segregated from open-market housing on housing estates. High quality landscaping also adds to the overall success of the development. Roman Court, Skipton Affordable Housing Provider: Jephson Housing Association Roman Court in Skipton is a 100% affordable housing development of 8 flats. The development is considered to take the opportunities available for improving the character and quality of an area, as required by national planning policy. Roman Court is situated in an area of mixed twentieth century housing. The design includes many vernacular features, such as slated verges and corbels, although the flat roofed canopies are perhaps less successful in following the overall design ethos. The use of slate and stone, both artificial, seeks to reflect the traditional use of materials in the Craven area. This is preferable to the tiles and render that can be seen on other properties in the vicinity. The side elevation facing the road has been improved through the inclusion of windows, although this effect could be accentuated to make more of an active frontage.

6 Ash Grove, Sutton-in-Craven Affordable Housing Provider: Jephson Housing Association Ash Grove is a development of two flats created through the redevelopment of a toilet block within a conservation area in Sutton. A 100% affordable housing development, this is perhaps the best example of high quality affordable housing development in the area covered by Craven District Council. The development makes use of high quality natural materials, including stone, slate and timber doors and windows. Traditional design features such as coping stones, corbels, well proportioned chimneys, recessed windows and the pitch roofed canopy all contribute to the overall success of the scheme. In this case, care taken over the design has ensured that the door canopy is a positive feature of the building. Stone boundary walls, retained original railings and adherence to the building line created by the neighbouring building (all illustrated in the photos below) add to the quality of the development. The confident design of the building means that it sits well in its prominent conservation area setting, adjacent to historic buildings. Key Point: Traditional vs Modern The developments used as case studies in this guidance are largely traditional in their appearance, but the Council would like to encourage affordable housing developers to consider more innovative, progressive and modern approaches to design. It is hoped that any future edition of this guide may then include good examples of contemporary affordable housing within the district. Modern design and design features will be acceptable where they are based on an understanding of the Craven context and the palette of materials which have typically been used in the area and take this as a starting point in the design process. In the recent past, affordable housing designs which may not have developed from this starting point have been implemented in Craven and are unsympathetic to the area in which they are sited. Such poor designs should not be acceptable. The Council is looking for good design - whether that is traditional or modern. The picture to the right shows a modern architectural feature, which has been successfully incorporated into a new house that respects the surrounding locality in terms of its design and materials. "Innovation in design will remain a fundamental tenet of the new [Homes and Communities] agency in maximising the delivery of regeneration and new homes." Urban Design Compendium (2007)

7 Key Point: Ensuring Affordable Housing Developments Improve an Area New affordable housing is often developed on the outskirts of Craven s settlements where the affordable housing of previous generations was developed by the local authority. It is widely accepted that this legacy of housing generally fails to respect the vernacular of our settlements, in terms of design and materials. The development of affordable housing adjacent to former local authority housing creates an opportunity to improve the appearance of the public views and approaches to our settlements. Designers of modern affordable housing should not necessarily take the nearest residential development as the starting point for their designs and should ensure that reference is made to the traditional vernacular of the settlement, even if a modern design is the preferred outcome. Mid-twentieth century affordable housing development at Settle This will ensure that a new affordable housing development does not repeat the mistakes of the past and does take the opportunities for improving the character and quality of the area in which it will be sited in line with national planning policy. Myths and Excuses: The three greatest and most damaging to the built environment are: good design is too expensive, so we have to settle for poor quality buildings and places good design is purely subjective; a matter of individual taste, so it cannot be considered rationally; anything goes if someone s prepared to pay for it, the design must be good enough. These myths are often used to justify poor quality housing, badly designed public buildings and the worst commercial developments. None of them is true. CABE - Good Design: The Fundamentals (2009) Council Vision: The Council will spearhead the development of and strengthen Craven s economy while conserving and enhancing its unique rural environment. Objective: Enhancing the appearance of Craven The Council Plan Further Sources of Useful Information: Housing Corporation Design & Quality Standards Go to and enter design and quality standards in the search box Building for Life Craven District Council Affordable Housing Guide Go to and enter Affordable Housing Guide in the search box Commission for Architecture and the Built Environment Jephson Design Brief (example of housing association work on design) Go to and enter design brief in the search box Saltire Society Design Awards (includes a specific award on good quality housing association design) If you have a query about this document please contact: Affordable Housing Team Planning Policy Team T: T: E: housing@cravendc.gov.uk E: ldf@cravendc.gov.uk F: F: If you would like this information in a way which is better for you, please telephone

8 Thoughts on Good Affordable Housing Design by Andrew Lowe - Craven District Council s Design and Conservation Consultant General Principles & Historic Context The architectural and landscape identity of an area of this country is determined by the everyday traditional cottages, houses and terraces, rather than the high status formal buildings. Traditional buildings reflect the way people lived and worked in the past. They have an honest simplicity, rooted to each particular place by use of local materials, producing a lasting legacy. Member of IHBC, retired Conservation Officer / Town Planner and Lecturer on Architecture New Affordable Housing New housing should carry forward the architectural and historic context of the area, for it to be assimilated into the town or village. Good design must be based on a thorough understanding of local geology, traditional buildings and typical detailing, to produce new buildings that are robust, built for purpose and able to withstand climatic conditions. A successful design will learn from the past, but should not merely copy the past or build on the cheap. We should take inspiration from local buildings and aim to reflect key proportions of windows, doorways and porches, as well as the rhythm and pattern of openings. An honest good design does not need pretentious add-on features, which invariably increase maintenance costs. Attractive Housing Layouts The actual arrangement and layout of houses needs to produce interesting and attractive places to live, giving security and privacy, and creating or enhancing a sense of place. The overall scheme needs to take into account aspects such as walls, fences, paving, planting and play space as an integral part of the housing design, not as an optional extra. Give special thought to minimising the visual impact and dominance of vehicle movements and parking. Remember, the approved housing scheme will provide homes for local families for many years to come, so consider these guiding principles to ensure that new houses are woven into the social and architectural fabric of the Craven district. Strengthening Local Identity Do not impose a standardised design or layout on the entire district, but be willing to introduce variety, to reflect the local building character and geology. Avoid trendy or outrageous modern designs, which may have their place in city centre locations, but are not appropriate for small groups of local housing in this area. Craven should have more subtle designs, which fit into the town or village street scene, and are good neighbours to the adjacent buildings. It is imperative that early discussions are held between developers, architects and planners to work in partnership and encourage good, practical housing schemes.