Housing Association Guide Part 3 - Design Requirements for Housing AssociationsContents
1.01Background - this Part of the Guide lists the Department for Social Development’s (DSD) design requirements (in checklist form) for all social housing schemes that receive Housing Association Grant or utilise Disposal Proceeds Funds. Advice is also provided on satisfying the various requirements for self-contained and shared housing projects. The requirements are aimed primarily at new build schemes, but may also be applied to other form of procurement (see below).
1.02Aim - the aim of social housing for rent is to provide suitable quality housing stock for people with housing needs, at affordable rents and within value for money criteria.
1.03Design Objective - the design objective of social housing for rent is to ensure that the end product will:
- Provide housing accommodation suitable for the intended need-group, set in a safe, secure and visually attractive environment;
- Contribute to policies on sustainability, regeneration strategies, and a stable and balanced community;
- Cater as far as possible, for tenants’ present and future needs by the provision of lifetime homes/lifetime homes environment to ensure the home is flexible, adaptable and accessible;
- Provide a user-friendly quality product of sufficient size, and with account taken of arrangement, safety and security, energy efficiency, fittings and equipment, construction etc, that will aim to deliver tenant satisfaction, and pride and participation in the care of the dwelling and its environs; and
- Strike an appropriate balance between the capital and maintenance costs of various design solutions and use of construction materials.
1.04Meeting the Design Objective - in order to meet the design objective, Associations should incorporate in their development brief the relevant ‘essential items’ listed under nine main headings listed below:
- Site Appraisal;
- Accommodation Types;
- Accessibility/Lifetime Homes;
- External Environment;
- Internal Environment;
- Safety;
- Security;
- Energy, Sustainability and Services; and
- Building practice.
1.05The Design Requirements Applicable - (see Appendix: 1 to Part 3) to various types of schemes are described in detail, along with ‘recommended items’ and advice on meeting the various requirements.
1.06Deviations from the Design Requirements – some essential items will only apply to certain schemes and some may be more appropriate in particular circumstances. Associations will however be required to certify – on a scheme-by-scheme basis - that the scheme complies with the Design Requirements. Where an Association proposes to depart from a specific requirement in a newbuild scheme, NIHE (DPG) approval should be sought at the earliest possible opportunity.
1.07Application to Rehabilitation, Off-the-Shelf and Existing Satisfactory Purchase (ESP) Schemes – Associations should endeavour to ensure that the ‘essential items’ are addressed in these schemes, where relevant. However, it is accepted that strict adherence could result in abortive works, substantial delay and a level of cost disproportionate to the benefits. In such schemes, the Association is free to disregard particular items provide it is satisfied that the resulting scheme will provide suitable accommodation for the people to be housed. The Association should retain on file, the basis for non-compliance and this should be retained for audit purposes.
2.01The Requirements – are basically similar to those operated under the ‘old’ Housing Association Guide. Some requirements have been modified to reflect experience in use, or to take account of changes introduced or required by Statutory Bodies and others. The opportunity has also been taken to refine and reduce some of the previous advice, and ways to further improve advice and guidance will be investigated and introduced, where possible. The Guidance previously provided, consisted of the design guidance - included along with procurement requirements - in Part 3, Scheme Development Requirements, and more detailed guidance included amongst other things in Part 4, Advice on Good practice. In this revision, all design requirements and guidance is now included in this Part of the Guide.
2.02Major Changes Introduced – in respect of design requirements and guidance include the following:
- Accommodation Types – this has been expanded to cover the design considerations and adequate ‘benchmark’ TCI area/cost bands applicable to the different dwelling forms, occupancy and need-groups. The requirements in respect of ‘shared’ Supported Housing have changed, especially in relation to schemes that must meet Registration Standards. This is to take account of new draft standards published by DHSS&PS. In such schemes early liaison with NIHE (DPG) on the standards applicable, is advisable.
- Accessibility/Lifetime Homes – changes made are to ensure that as many dwellings as possible meet enhanced accessibility and Lifetime Homes criteria as possible. This includes:
- Minor clarification being added to cover 3-storey houses and first floor flats without a lift.
- The existing Lifetime Homes criteria operated remaining unchanged, but the carparking requirement has been relaxed and now only applies if ‘carparking’ is being provided as part of a scheme. It is for the Association to decide on carparking provision in a scheme in conjunction with Planning Service and Roads Service.
- The existing Elderly (Category 1 and Category 2) ‘mobility’ requirements have been updated to reflect ‘lifetime’ accessibility criteria.
- External Environment - the existing advice on density has been replaced. This is to reflect the DSD’s concerns on low-density development. Given the pressures on public expenditure and the need to demonstrate value for money, Associations need to take account of the revised advice provided.
- Safety – the existing requirement for thermostatically controlled hot water supply in some situations has changed. The need for this safety measure has increased, especially for the elderly and those most vulnerable to accidental scalding. This measure is now also a ‘recommended item’ to the bath hot water supply in family homes.
- Security – the application of Secured by Design, particularly in newbuild schemes is still optional. The DSD announced some time ago this award would be made ‘mandatory’ at some stage, but this has been delayed due to a resource problem within the Crime Prevention Design Advisor (CPDA) of the PSNI, Crime Prevention Branch. The DSD is presently discussing with PSNI other ways of delivering this service. Until then, this award remains optional for Housing Association development.
- Energy, Sustainability and Services – with the rapid increase in the number of schemes now incorporating the EcoHomes criteria, the need to continue with the Design Advice scheme has reduced. It is therefore no longer considered necessary to submit schemes for an initial ‘Design Advice’ assessment. From 1 April 2007, all new ‘newbuild’ schemes must meet the EcoHomes rating level of “Very Good” or better. Newbuild schemes already assessed or at an advanced stage of being assessed at the “Good” standard can continue, subject to the scheme meeting Building Regulations requirements. Associations should note:
- The existing EcoHomes criteria has been updated to EcoHomes (2005); and
- A new Guide requirement for a Standard Assessment Procedure (SAP) rating and a Carbon Index (CI) for each dwelling in accordance with SAP2001.
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