1

Urban Design Manual

A best practice guide
A companion document to the Draft Planning Guidelines
on Sustainable Residential Development in Urban Areas

Department of Environment,
Heritage and Local Government

February 2008

Prepared by:
Llewellyn Davies Yeang | Planning and Urban Design
O’Mahony Pike | Architects and Urban Designers
MacCabe Durney | Town Planners and Urban Designers
Design for Homes | Residential Research Consultant
Zero G | Concept Graphic Design
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CONTENT
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Contents

Introduction

INTRODUCTION
The Criteria:
1: Context:

NEIGHBOURHOOD
How does the development respond to its surroundings?
2: Connections:
How well connected is the new neighbourhood?
3: Inclusivity:
How easily can people use and access the development?
4: Variety:
How does the development promote a good mix of activities?

5: Efficiency:
How does the development make appropriate use of resources, including land?
6: Distinctiveness:
How do the proposals create a sense of place?

SITE
7: Layout:
How does the proposal create people friendly streets and spaces?
8: Public Realm:
How safe, secure and enjoyable are the public areas?

9: Adaptability:
How will the buildings cope with change?
10: Privacy and Amenity:

HOME
How does the scheme provide a decent standard of amenity?
11: Parking:
How will the parking be secure and attractive?
12: Detailed Design:
How well thought through is the building and landscape design?

In Practice: Applying the Criteria

IN PRACTICE

Appendix
APPENDIX

Case Studies
Glossary + Bibliography
Image and design credits
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FOREWORD

Sustainable Residential Development in Urban Areas

Urban Design Manual

I warmly welcome this Urban Design Manual which is to be used as a companion reference on
best practice for the implementation of the Guidelines for Planning Authorities on Sustainable
Residential Development in Urban Areas. The draft Guidelines fit with and cross-reference this
Urban Design Manual in such a way that the user can easily visualise the desired outcomes and
study potential solutions based on best practice experiences here in Ireland and across Europe.

The adage that “a picture paints a thousand words” is borne out by this Manual as it clearly illus-
trates the twelve criteria for sustainable residential development in both new locations and
within existing urban areas set out in the draft Guidelines. The many illustrations, photographs
and diagrams presented in this manual cover the broad range and scales of developments and
clearly demonstrate that, through early pre-planning consultations between the key parties, good
planning and architectural design and efficient use of space, more compact and higher density
at appropriate locations can enhance and enrich an existing urban area and can provide a user-
friendly and sustainable environment for its residents.

This is the first time in Ireland that we have produced an complementary Urban Design Manual
to illustrate planning guidelines and I am confident that it will be of huge benefit to planners,
developers, architects, academics and indeed the general public who have a great interest in the
development of their cities, towns and neighbourhoods.

he Guidelines are currently issued in draft form for public consultation, with comments and
submissions to be returned within a 12 week period. While this Manual is not itself the subject
of public consultation, it will in due course be amended as necessary to reflect the finalised
Guidelines.

I commend O’Mahony Pike Architects in association with Llewelyn Davies Yeang who produced
this Manual on behalf of the Department and I would like to thank the expert Steering Group,
chaired by my Department, which steered the development of the best practice manual in tandem
with the draft Guidelines.

John Gormley, T.D.,

Minister for the Environment, Heritage and Local Government.
601 6
INTRODUCTION
Well-designed homes in the right locations are
fundamental to building strong, sustainable commu-
nities. Such communities will ensure Ireland’s
continued success in attracting and generating
investment and improving the quality of life for its
residents.
About this guide
This Design Guide accompanies the Department’s
guidelines ‘Sustainable Residential Development in
Urban Areas’. Together with other Department docu-
ments listed at the rear, the guidelines provide the
policy foundation that underpins this Guide. The two
documents are intended to be read together and
one complements the other.
This Guide provides best practice advice on the prac-
tical implementation of the policies contained in the
guidelines. Using both real and illustrative examples,
it focuses on creating well-designed sustainable
neighbourhoods that will stand the test of time. The
Guide will focus on the issues presented in housing
schemes in the 30-50 units per hectare density range
but will also address some of the specific issues
generated by higher and lower density schemes in
urban areas.
As well as showcasing best practice, this Guide
addresses the practical aspects of creating successful
neighbourhoods. As many schemes fail because
of structural or strategic problems as on matters
of layout or detailed design. A successful scheme
requires the right decisions to be taken at the right
time.
Background
By publishing this Guide, the Department is signal-
ling a clear commitment to improving the standard
of housing design across the Country. As this Guide
will show, there is a large number of excellent
schemes that have recently been built in Ireland.
Such schemes show that in a climate of good plan-
ning practice, a talented designer and forward
thinking developer can create homes and neigh-
bourhoods that delight and inspire.
The Department now wants to build on these
success stories and ensure that the communi-
ties created in the future are as well designed and
sustainable as Ireland’s most successful neighbour-
hoods.
The Planning and Development Act (2000) placed
sustainable development at the heart of the statu-
tory planning system for the first time. This means
we must now all work hard to ensure that the
communities we create are truly sustainable. The
Planning and Development Act 2000 has been
closely followed by a number of policy statements
and strategies that all point to the need to make the
neighbourhoods we create more sustainable.
Key amongst these are the Department’s Guidelines
that this Guide accompanies. The guidelines estab-
lish the core policy that is expanded upon in this
Guide but are also broader in scope and address stra-
tegic issues that are not appropriate to this Guide.
As will be shown in more detail below, the format of
this document is designed to allow easy cross-refer-
ence between the Guidelines and this Guide.

NESC report Housing in Ireland:
Policy and Performance
This 2004 report sought to address the provision
of social housing and the quality of neighbour-
hoods being constructed in Ireland’s villages,
towns and cities. The report identified the
characteristics of a sustainable neighbourhood;
following:
• The centre: each neighbourhood has a clear
centre focused on common activities such as
commerce, culture and public governance;
• The five-minute walk: residences are rarely
more than five minutes walk from the ordinary
means of daily life;
• The street network: the street pattern takes the
form of a continuous web or grid;
• High amenity green spaces;
• Mixed use, including residential, commercial
and other activities; and
• Narrow versatile streets.
‘National Spatial Strategy for Ireland 2002-2020’, DEHLG (Box 5.2)
7
DEHLG: Sustainable Residential
Development in Urban Areas
INTRODUCTION
The Department’s Guidelines establish a series
of high-level aims for successful and sustainable
residential development in urban areas:
• Deliver a quality of life which residents and
visitors are entitled to expect, in terms of
amenity, safety and convenience
• Provide a good range of community and
support facilities, where and when they are
needed
• Present an attractive, well-maintained
appearance, with a distinct sense of place
• Are easy to access and to find one’s way
around
• Facilitate walking, cycling and public trans-
port, and minimise the need to use cars
• Promote the efficient use of land and of
energy, and minimise greenhouse gas emis-
sions
• Promote social integration, and provide
accommodation for a diverse range of
household types and age groups, and
• Enhance and protect the built and natural
heritage.
801 8
INTRODUCTION
How to use this guide
This Guide seeks to introduce the core principles of
urban design and sustainability insofar as they relate
to residential development.
These principles have in turn been informed by the
qualities of successful places – places that people
time and again choose to make their homes.
Introduction to 12 Questions
This Guide is based around 12 Questions that have
been drawn up to encapsulate the range of design
considerations for residential development. They are,
in essence, a distillation of current policy and guid-
ance and tried and tested principles of good urban
design.
The figure to the right shows how the 12 Questions
have been sequenced in a logical order – much like
the hours on the face of a clock. The sequence of the
questions reflects the prioritisation and processes
adopted by good designers – not moving onto
matters of detail until the important structural deci-
sions have been taken. Even though it may often be
tempting to start thinking about the architectural
details before fundamental questions of density,
layout and connections, it is more important to get
these strategic elements right.
The 12 Questions are sub-divided into three groups:
Neighbourhood/Site/Home, reflecting the sequence
of spatial scales and order of priorities that is
followed in a good design process.
The Questions have also been designed to permit
their application across a wide variety of types of
proposals and locations. So, whilst they include
questions relating to issues across the three scales
– they are by no means applicable only to develop-
ments that include a neighbourhood, site and home
element.
The 12 Questions aim to be memorable and easy
to understand by all participants in the planning
and development process – no matter what level of
design training or understanding they have.
Structure of the document
The core aim of the Guide is to provide developers,
designers and planners with the information and
support they need to improve the design quality
and sustainability of the development schemes with
which they are involved.
The Guide therefore seeks to fulfil a number of
different roles. It will need to be useful when devel-
opers are selecting a site and briefing their design
team; in helping to frame design statements and
planning applications; and in helping planning
authorities to assess the quality of submitted plan-
ning applications.
The central part of this Guide is structured around
the 12 Questions discussed above. The 12 Questions
are divided into three sections – Neighbourhood,
Housing Site and Home and each of these sections is
preceded with a short introductory chapter that sets
out the key considerations at each spatial scale.
Each of the Questions are illustrated with examples
of best practice from Ireland and further afield.
These practical examples will demonstrate how
good designers have responded to the particular
challenges of each Question in a variety of relevant
contexts.
Amongst the 12 Questions, certain issues have been
identified (in ‘Potential Conflict’ boxes) where it may
necessary to find a balance between potentially
conflicting design objectives. This does not mean
that they require an either/or solution or that poor
quality compromises are necessary. It does mean
that the issues will have to be considered carefully
when balancing the options for a successful design
solution.
After the 12 Questions, the In Practice section shows
how the Questions can be applied through a model
design and planning process.
The appendices at the end of the guide include a
detailed glossary, further reading and links to infor-
mative websites.
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INTRODUCTION
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01 10

INTRODUCTION

The 12 Criteria with Indicators

1: Context: 2: Connections:
How does the development respond How well connected is the new
neighbourhood?
NEIGHBOURHOOD

to its surroundings?
• The development seems to have evolved naturally as part of
its surroundings
• Appropriate increases in density respect the form of
buildings and landscape around the site’s edges and the
amenity enjoyed by neighbouring users
• Form, architecture and landscaping have been informed by
the development’s place and time
• The development positively contributes to the character and
identity of the neighbourhood
• Appropriate responses are made to the nature of specific
boundary conditions
• There are attractive routes in and out for pedestrians and
cyclists
• The development is located in or close to a mixed-use centre
• The development’s layout makes it easy for a bus to serve the
scheme
• The layout links to existing movement routes and the places
people will want to get to
• Appropriate density, dependent on location, helps support
efficient public transport

5: Efficiency: 6: Distinctiveness:
How does the development make appropriate How do the proposals create
use of resources, including land? a sense of place?
• The proposal looks at the potential of higher density, taking • The place has recognisable features so that people can
into account appropriate accessibility by public transport describe where they live and form an emotional attachment
and the objectives of good design to the place
SITE

• Landscaped areas are designed to provide amenity and
biodiversity, protect buildings and spaces from the elements
and incorporate sustainable urban drainage systems
• Buildings, gardens and public spaces are laid out to exploit
the best solar orientation
• The scheme brings a redundant building or derelict site back
into productive use
• Appropriate recycling facilities are provided
• The scheme is a positive addition to the identity of the
locality
• The layout makes the most of the opportunities presented by
existing buildings, landform and ecological features to create
a memorable layout
• The proposal successfully exploits views into and out of the
site
• There is a discernable focal point to the scheme, or the
proposals reinforce the role of an existing centre

9: Adaptability: 10: Privacy and Amenity:

How will the buildings cope with change? How does the scheme provide a
decent standard of amenity?
• Designs exploit good practice lessons, such as the knowledge • Each home has access to an area of useable private outdoor
that certain house types are proven to be ideal for adapta- space
tion
HOME

• The design maximises the number of homes enjoying dual

• The homes are energy-efficient and equipped for challenges
anticipated from a changing climate
• Homes can be extended without ruining the character of the
types, layout and outdoor space
• The structure of the home and its loose fit design allows for
adaptation and subdivision, such as the creation of an
annexe or small office
• Space in the roof or garage can be easily converted into
living accommodation
aspect
• Homes are designed to prevent sound transmission by
appropriate acoustic insulation or layout
• Windows are sited to avoid views into the home from other
houses or the street
• The homes are designed to provide adequate storage
including space within the home for the sorting and storage
of recyclables.
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INTRODUCTION
3: Inclusivity: 4: Variety:
How easily can people use and How does the development promote
access the development? a good mix of activities?
• New homes meet the aspirations of a range of people and • Activities generated by the development contribute to the
households quality of life in its locality
• Design and layout enable easy access by all • Uses that attract the most people are in the most accessible
places
• There is a range of public, communal and/or private amenity
spaces and facilities for children of different ages, parents • Neighbouring uses and activities are compatible with each
and the elderly other
• Areas defined as public open space that has been either • Housing types and tenure add to the choice available in the
taken in charge or privately managed will be clearly defined, area
accessible and open to all. • Opportunities have been taken to provide shops, facilities
• New buildings present a positive aspect to passers by and services that complement those already available in the
avoiding unnecessary physical and visual barriers neighbourhood

7: Layout: 8: Public Realm:

How does the proposal create people
friendly streets and spaces?
• Layout aligns routes with desire lines to create a permeable
interconnected series of routes that are easy and logical to
navigate around.
• The layout focuses activity on the streets by creating active
frontages with front doors directly serving the street
• The streets are designed as places instead of roads for cars,
helping to create a hierarchy of space with less busy routes
having surfaces shared by pedestrians, cyclists and drivers
• Traffic speeds are controlled by design and layout rather than
by speed humps
• Block layout places some public spaces in front of building
lines as squares or greens, and some semi private space to
the back as communal courts
How safe, secure and enjoyable
are the public areas?
• All public open space is overlooked by surrounding homes so
that this amenity is owned by the residents and safe to use
• The public realm is considered as a usable integrated
element in the design of the development
• Children’s play areas are sited where they will be overlooked
but not a nuisance
• There is a clear definition between public, semi private, and
private space
• Roads and parking areas are considered as an integral
landscaped element in the design of the public realm.

11: Parking: 12: Detailed Design:

How will the parking be secure
and attractive?
• Appropriate car parking is on street or within easy reach of
the home’s front door.
• Parked cars are overlooked by houses, pedestrians and traffic,
or stored in secure underground or podium arrangements
• Parking is provided communally to maximise efficiency and
accommodate visitors without the need to provide
additional dedicated spaces
• Materials used for parking areas are of similar quality to the
rest of the development
• Adequate secure facilities are provided for bicycle storage
How well thought through is the
building and landscape design?
• The materials and external design make a positive contribu-
tion to the locality
• The landscape design facilitates the use of the public spaces
from the outset
• Design of the buildings and public space will facilitate easy
and regular maintenance
• Open car parking areas are considered as an integral element
within the public realm design and are treated accordingly
• Care has been taken over the siting of flues, vents and bin
stores
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01 12
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NEIGHBOURHOOD

NEIGHBOURHOOD
When asked why they choose to live in a particular location,
most people will usually say ‘the area’. People want to live in
places where there is a good range of amenities and facili-
ties located within easy reach – such as high quality land-
scapes and open space, retail and leisure opportunities, good
schools and childcare facilities, and good transport links to
places that they need to get to. All of these things – and more
– constitute a good neighbourhood, the fundamental build-
ing block of a sustainable community.

A good neighbourhood is one where people can easily

satisfy daily needs whilst feeling safe as they do so. The most
successful neighbourhoods are well connected - to employ-
ment centres or places people spend their leisure time. They
are places where people can live at any stage of their lives
– regardless of physical ability or social status. Successful
neighbourhoods also tend to have a wide variety of things to
do within them and have a strong connection to the area in
which they sit – be it historical, cultural or visual.

The following questions are designed to promote thinking

about how a housing development will lead to a successful
neighbourhood. In larger developments, the proposal itself
may contain many individual neighbourhoods and for smaller
scale development, consideration will need to be given to
how the proposal contributes towards keeping - or even
making - an existing neighbourhood successful.
14
01 14

Context:
1 How does the development
respond to its surroundings?

POSITIVE INDICATORS
• The development seems to have evolved naturally as
part of its surroundings
• Appropriate increases in density respect the form of
buildings and landscape around the site’s edges and the
amenity enjoyed by neighbouring users
• Form, architecture and landscaping have been informed
by the development’s place and time
• The development positively contributes to the character
and identity of the neighbourhood
• Appropriate responses are made to the nature of
RELATED DEHLG POLICY *
specific boundary conditions

Any new development should improve on the existing

The retention and use of existing
natural and built features can situation, and at the same time be sensitive to its
give a sense of maturity and of context.
individual place

How well a site’s context is understood by the designers

A Design Statement may explain
why the context requires an
exceptional design approach
The objective should be achieving
an efficient and appropriate use
of land, while avoiding the prob-
lems of over-development
New apartments taller than
existing dwellings require partic-
ular sensitivity and should, where
possible, taper down towards site
boundaries
of a scheme will perhaps be the most important deter-
minant of how successful the scheme will ultimately
be. Those proposing a scheme will need to communi-
cate their understanding of a site’s context clearly and
simply. Demonstrating that the design has undergone
a thorough site analysis, context review and appro-
priate response, will aid the dialogue in the design
process between developers, their agents, local author-
ities and the community.

Development to meet the

requirements of modern life is
desirable but must be executed in
a manner sensitive to the past

* Policy references taken from Sus-

tainable Residential Development
in Urban Areas: Consultation Draft
Guidelines for Planning Authorities
 15
360° Design Review / Residential

The development seems to have evolved

naturally as part of its surroundings

The starting point for the design of any (residential)

development is an assessment of its surroundings.
This covers existing landscape and buildings, as well
as the social and economic needs of the existing North Cathedral
communities. Widening out the assessment of the
context in this way will help to ensure that the devel- Sheltered
opment is of its place and time - and informed by Housing
more than just its physical surroundings.

NEIGHBOURHOOD
Social
Housing
One way to deal with the surprise of the new is
to show graceful links between the past and the
present, whether landscape or built environment.
Some developments exploit topography to do this,
others integrate the layout of the new with the Saint Anne’s
Shandon
existing.

These design drawings for a residential scheme in Shandon in Cork

proposed new contemporary buildings. By working within the historic
plot widths, street patterns and the scale of roof forms, the overall form of
the scheme appears as a natural part of the town’s historic development.
16
01 16

1 Context:
How does the development
respond to its surroundings?

Appropriate increases in density respect
the form of buildings and landscape around
the site’s edges and the amenity enjoyed by
neighbouring users
In many cases new development will be more
intensive than that which it adjoins. The benefits
associated with increasing densities are discussed
under Question 5.
Any departure in massing should be informed by
a consideration of how the amenity of others will
be affected, especially views, privacy and rights of
light. Where there are existing buildings, newer ones
should connect gracefully and if the massing is more
intense, show respect for the existing by graduating
the change in steps.
At the same time the overall form, scale and massing
of the scheme should respond to the existing char-
acter of the surrounding buildings and or landscape.
Rather than replicating existing scale, opportunities
presented by landform or adjacent urban develop-
ment forms should be exploited to create more
intensive development patterns.

Existing

Proposed

New edge similar to

rhythm of existing

A masterplan for increased density of development in

a historic part of Sligo. Historic plot widths and shapes,
traditional building lines and appropriate height limits
are used to set parameters for new development
which respects the surrounding area.

This site section across the boundary of a new development shows how
ove
topography is utilised to achieve an increase in building height without
taller buildings set r-sh significantly impacting on existing buildings. Overshadowing is avoided
back from the boundary ado
win
ga
voi
and privacy is protected.
ded

existing housing

proposed development
 17

Form, architecture and landscaping have Existing patterns of development in the surrounding
been informed by the development’s place area should be assessed for their potential positive
influence on the site.
and time

Proposals should learn from the lessons of the past
in terms of form, layout, and even orientation. But
they should be interpreted in a way that clearly
defines the development as being built in the early
21st Century, and makes use of the latest building
technologies. Many historical forms of develop-
ment are inherently sustainable, as they have
Other innovative solutions, once considerate of
context, can offer variety to the existing built form.
The use of local materials should be encouraged
where there is a proud tradition, making a link
between Ireland’s landscape and its rich diversity of
built form

NEIGHBOURHOOD
evolved, organically, to the need to shelter from the
elements.

While the architectural details of this

residential development (above and right)
are contemporary, it acknowledges local
tradition through the arrangement of
buildings forms. The variety of building
heights together with the use of white
rendered walls to form enclosures to
parking and gardens continues the
tradition of clustered farmyard buildings.

Historic patterns of development, such as

the cluster of farm buildings above, can
be re-interpreted to meet today’s needs as
an alternative to standard suburban-style
layouts.

Cluain Padraig, Westport, Co. Mayo. A contemporary design language is

handled well to provide clear, liveable spaces.
18
01 18

1 Context:
How does the development
respond to its surroundings?

The development positively contributes

to the character and identity of the neigh-
bourhood

A new development has to make the most positive

contribution possible to its neighbourhood or
landscape. The aim of those planning for, designing
or building schemes should be to ensure that the
development in some way improves on or enhances
the existing situation.

A scheme should also be able to identify ways in

which the development can add quality to the local- New amenity space
ity, whether through protection of site features, new
amenity, economic confidence or civic pride.

New edge Contribution of public space Existing street

This scheme provides a new amenity space which enhances the civic qualities of the town Killorglin, Co.
Kerry, in which it is situated by setting buildings back to provide a new, contemporary civic space.
 19

Appropriate responses are made to the

nature of specific boundary conditions

The analysis of the site’s “edges” will define one

specific or a series of character areas. A boundary
Civic Space
might be abutting, for example, a road edge, back of ry
da
un
pavement, public amenity, landscape feature, private tB
o
en
garden or ‘soft’ access point. Design solutions will A lop
m
Public Park ve
De
respond to these conditions by creating, as exam-
ples, a secured edge, an integrated public space, an
active frontage, an own-door access or a connection, C

NEIGHBOURHOOD
as may be appropriate
School Site

Considered solutions are vital to avoid clashes Existing Development

between the scheme and the surrounding land-
scape, properties or users.

The boundary treatments should, taken together B

with the development, enhance the surroundings
and add to the interest of the village or town grain.

The boundary treatments in the scheme above respond

to a range of surrounding conditions. New amenity is
provided adjacent to an existing greenB (A), creating an
improved space running across the property boundary.
Where existing houses back onto the site (B) rear gardens
are placed, giving privacy and security. Gable ends have
been used where the site abuts the sides of existing
houses (C), working with existing development to build a
streetscape.

New housing Protected existing Existing road Existing housing

hedgegrow

The boundaries of many residential sites will already be defined by existing hedgerows. These are not only important
habitats for wildlife but are also a part of the historic fabric and identity of the site. The example above utilises the
existing hedgerow as a boundary, retaining its character, amenity and ecological value.
20
01 20

Connections:
2 How well connected is the
new neighbourhood?

POSITIVE INDICATORS
• There are attractive routes in and out for pedestrians
and cyclists
• The development is located in or close to a mixed-use
centre
• The development’s layout makes it easy for a bus to
serve the scheme
• The layout links to existing movement routes and the
places people will want to get to
• Appropriate density, dependent on location, helps
support efficient public transport

Successful neighbourhoods tend to be well connected

to places, facilities and amenities that help to support
a good quality of life. Such places include high quality
open space and landscapes, leisure opportunities,
shops – both for convenience and comparison goods,
schools, places of worship, health centres, and places of
employment.
RELATED DEHLG POLICY *

When choosing which area to live in, most people will

Local parks should be located choose a neighbourhood that permits easy or close
within 15 minutes’ walk of the access to the places that they need or like to visit on
majority of homes. District parks
should be on public transport
a regular basis. So the quality and sustainability of a
routes as well as pedestrian / neighbourhood can be measured by both how well it is
cycle paths connected to important amenities, and how pleasant,
convenient and safe those links are to use.
The following urban design
principles should influence the
layout and design of streets in
residential areas: connectivity
and permeability, sustainability,
safety, legibility, sense of place

Integrated vehicular,
pedestrian and cycle route

* Policy references taken from Sus-

tainable Residential Development Existing routes from the centre of Kilkenny are used to form new
in Urban Areas: Consultation Draft connections for this proposal in the western environs. Pedestrian and
Guidelines for Planning Authorities cycle routes are also provided, giving a range of transport alternatives.
New development builds around these links.

There are attractive routes in and out for
pedestrians and cyclists
Care needs to be taken with the quality of the links,
especially those used by non-motorised forms of
transport.
Walking and cycling are inherently sustainable
modes of transport and the design, layout and
implementation of the scheme should encourage
both. Such an approach will not only reduce emis-
sions that contribute towards climate changes but
the encouragement of an active lifestyle will bring
wider health benefits to residents.
Proposals should therefore prioritise the pedestrian
and cyclist in the layout and design of the public
realm. Questions 3, 7 and 8 below address how this
is done in more detail
Notional radii of
Pedestrian route 5 minute and 10 minute
along open spaces walking distance
Pedestrian route through
proposed centre
To Town Centre
21
Balancing potential conflict:
Pedestrian connections and security
It is sometimes perceived that the urban design
objective of making well-connected, highly
permeable places conflicts with the objectives of
security and safety.
One view is that pedestrian connections replicate the
grain of traditional, tried-and-tested cities and towns
and that poorly connected developments create
‘gated’ enclaves and contribute to social exclusion.
There is a contrary view that pedestrian connections
encourage antisocial behaviour, providing
opportunities for loitering, places for muggers to hide,
escape routes for criminals or access for burglars.
NEIGHBOURHOOD
Alleys which are not overlooked, or otherwise
passively supervised, do provide opportunities for
criminal or anti-social activities. However, pedestrian
connections should not be avoided purely for reasons
of crime prevention. If they are well designed and
managed they should not in themselves encourage
crime, but safety and crime prevention must be
properly considered when designing these places:
· If connections are under-used they may become
unsafe. Will there be sufficient activity to justify a
connection?
· They should be overlooked by active
accommodation to give passive supervision. They
should not be flanked by inactive frontages, e.g.
back garden walls, which might encourage graffiti,
vandalism or other crime. Passing vehicle traffic will
also provide some passive supervision.
· There should be good visibility from other areas
to minimise opportunities for hiding. For example,
wider spaces, such as pocket parks, may be
preferable to alley-ways.
· Connections should be sized so that emergency
service vehicles (e.g. Garda vehicles) can pass
through them as necessary.
· Providing mixed uses will also promote safety by
encouraging street activity at different times of day.
This plan for a residential district in
Drogheda incorporates alternative
pedestrian and cycle routes through
the scheme, creating options for
users. One route runs through
landscaped open space, while
another runs on-street through a
village centre. The arrangement of
facilities in the neighbourhood is
considered in relation to the length
of walking time (5 and 10 minutes).
22
01 22

2 Connections:
How well connected is the
new neighbourhood?

The development is located in or close to
a mixed-use centre
How far people are willing to travel depends to a
large extent on how convenient and easy it is for
them to do so. Access to facilities should be provided
in an inclusive way by providing links that are
capable of being used by everyone – including those
with limited mobility.
People will need access to different things at
different stages of their lives and so the most
successful neighbourhoods provide good access
links to a good range of different facilities and
amenities that enable people to stay in the neigh-
bourhood for their whole lives.
Since cars are responsible for a large proportion
of the national carbon outputs and consume valu-
able resources, the most sustainable location for
new housing development is in or near to existing
centres. By siting new homes in existing cities, towns
or large villages, such developments can support a
reduction in travel demand since everyday facilities
– and in many cases places of work – are located
within easy walking or cycling distance from the
home.

New development Existing terraces forming

within urban streets
blocks

This proposal sites a residential scheme,

together with other compatible uses, in
backlands sites in the town of Westport,
Co. Mayo. The new development benefits
from existing routes and transport and the
proximity to the facilities of the town allows
for walking or cycling as an alternative to
vehicle use.
 23

The development’s layout makes it easy In areas of planned growth which are not currently
for a bus to serve the scheme served by a regular bus service, designers should
explore the potential for designing a scheme to
On larger schemes, it may be appropriate for an facilitate the routing of a bus service through the
existing bus route to be re-routed into the develop- development in the future.
ment. Doing within this means that all homes on the
development will be located within a reasonable
walking distance of a bus stop, ensuring a good level
of take up. It will also mean that the new develop-
ment will be well integrated into the existing settle-
ment and will be seen as a natural extension of the

NEIGHBOURHOOD
settlement.

Designers should identify the proposed route of the

bus service, the location or proposed stops and indi-
cate the extent of 5 minute walking time distances
from each of the stops. The proposed bus route will
need to be designed to a standard commensurate
with its intended use and adequate space around
each of the bus stops will need to be provided to
ensure that people congregating there will not be a
nuisance to nearby residents.

Bus route connecting to

adjacent residential area

Train
station

Cemetery

Golf Course
Main
acce
ss ro
a

In this scheme, a route for

d

buses has been incorporated

through the centre of the
development, adjacent to the Bus route
mixed-use centre and higher
density apartment blocks. Bus Bus stop
stops have been located close
to the centre and a railway
station. The routes split in two
in order to avoid a single wider
route.
24
01 24

2 Connections:
How well connected is the
new neighbourhood?

The layout links to existing movement When designing a new neighbourhood – or consid-
routes and the places people will want to get ering an insertion into an existing area, the core
objective should be the provision of high quality,
to
direct, safe and secure routes that connect with
Planning authorities should consider what steps they existing movement networks and follow key desire
can take to enable connections with existing devel- lines
opments and networks around the site, with the aim
of better integrating new developments. Existing Vehicular Route
Proposed Vehicular Route
Proposed Access Links
Proposed Pedestrian Links
Building on the assessment of the desire lines carried
out for Question 1, designers and developers should
also identify key movement routes through the site
and how through routes can be incorporated into a
scheme in a way that does not result in unnecessary
disturbance or nuisance to the residents of both the
new scheme and adjoining developments – both
existing and proposed. Both should work to ensure
that these connections are made in a way that will
not result in calls for them to be stopped up in the
future.

This residential development, planned

as an extension of an existing village,
proposes connections which integrate
the scheme into existing roads with
secondary streets connecting to the
village main street. A pedestrian
link provides an alternative route
through the scheme and connects to
the village centre, facilitating direct
walking access to local amenities.

Kishoge
Station
Fonthill Road
Station

Kishoge
Station
Fonthill Road
Station

Clonburris
Park Grand Canal Park Canal
Basin

The proposed SDZ planning scheme and local area plan

for Clonburris, Co. Dublin. Existing well-used routes
have been identified together with new connections
which residents will require (above). These routes are
incorporated into the layout of the streets (below).
 25

Appropriate density, dependent on loca-
tion, helps support efficient public transport
Prioritising use of public transport over private cars
is a primary departmental objective. The sequential
approach to the development of zoned lands set
out in the Draft Guidelines gives preference to lands
closest to the core and public transport routes. In
order for a public transport system to operate effec-
tively, it will need to serve routes with an adequate
carrying capacity of passengers. Low density districts
One of the main arguments in favour of higher
density residential development is their ability
to support more sustainable transport modes.
Additionally, higher density developments can help
to create more compact settlement patterns that
help to support walking and cycling.
Interchanges between modes are important in
ensuring good take up of public transport. These
facilities should be of a high design quality and
robustly constructed to stand the test of time and
withstand vandalism. Cycle storage facilities at inter-

NEIGHBOURHOOD
often find it difficult to support a good public trans- changes are also a good way of encouraging high
port system. take up of sustainable modes of transport.

Urban Park

Urban Square
Train
Station

This scheme places higher density housing, together with a mix of other
uses, adjacent to an existing train station. The space beside the station
becomes a civic focus, incorporating a square and a park & ride facility.

Public transport routes provide opportunities for ‘village

centre’ facilities.
26
01 26

Inclusivity:
3 How easily can people use and
access the development?

POSITIVE INDICATORS
• New homes meet the aspirations of a range of people
and households
• Design and layout enable easy access by all
• There is a range of public, communal and/or private
amenity spaces and facilities for children of different
ages, parents and the elderly
• Areas defined as public open space that has been either
taken in charge or privately managed will be clearly
defined, accessible and open to all.
• New buildings present a positive aspect to passers by
avoiding unnecessary physical and visual barriers
RELATED DEHLG POLICY *

Inclusive design is defined as that which meets the

Public open spaces and school
buildings could potentially both
be used for school purposes
during school hours, and by the
local community at any other
time
needs of all users, regardless of age, gender, race or
sensory and mobility abilities. In its broadest sense,
it also means creating places that can be enjoyed by
people from all cultural and socio-economic back-
grounds.

The need to travel can be

minimised if commercial, employ-
ment, leisure and community
uses can be located in close prox-
imity to local retail provisions and
well served by public transport
Public open space provides active
and passive recreation and helps
create community spirit. It can
also improve the image, add to
the sense of identity and define
the quality of an area
The debate has moved on from simply designing for
people with disabilities and recognises that – in some
way - all of us will experience difficulty in negotiating
the built environment. Rather than making provision
for different groups in different ways – for example by
providing steps for the able bodied and ramped access
for wheelchair users - inclusive design promotes an
approach which allows all people to use space in the
same way – and on equal terms.

The layout and facilities, particu-

larly of larger parks, should be
designed to meet a range of
user needs, including active and
passive recreation

* Policy references taken from Sus-

tainable Residential Development
in Urban Areas: Consultation Draft
Guidelines for Planning Authorities
 27
360° Design Review / Residential

New homes meet the aspirations of a

range of people and households

For a residential development to be considered

inclusive, it should include provision for housing
of different types, sizes and tenures. Providing
this choice will enable people from different back-
grounds to benefit from the opportunity afforded by
the development, and will help to create a balanced,
sustainable community.

NEIGHBOURHOOD
On larger developments, the overall mix should Sheltered Housing
be selected to create a mixed neighbourhood that
can support a variety of people through all stages
of their lives. On smaller infill developments, the
mix of housing should ensure that, taken with the
existing homes, the overall mix in the neighbour- New 2 + 3 bed
hood is conducive to maintaining a healthy balanced terraced houses
community.

Village Centre

larger houses This infill housing development in Ballyhaunis, Co. Mayo

includes a number of sheltered housing dwellings,
allowing these units to be integrated into the broader
residential neighbourhood.

higher density
apartments
around public
park

duplex
units cater
for smaller
occupancy

back to back
terraced
housing
LUAS

In the residential scheme at Milltown Co. Dublin above, a

mix of housing sizes and forms is provided which covers
a range of demographics and is appropriate for the
suburban context. Houses with gardens could suit families
with children or older residents. Apartments are more
suited to smaller or single-person households or residents
with access difficulties.
28
01 28

Inclusivity:
3 How easily can people use and
access the development?

Design and layout enable easy access by

all

The housing scheme should be a benefit to the

whole community.

As well as ensuring all public areas are designed

for inclusive access, a proportion of the dwellings
should be designed so that they can be adapted to
suit peoples changing access needs. The aspirations
of Part M, i.e. providing wheelchair accessible toilet
and washing facilities on the ground floor, means
people will not be forced to move out of the area if
they begin to experience access difficulties.
Removing clutter in the public realm, avoiding
barriers and unnecessary changes in level will help
aid accessible environments. 1

The design of this scheme in Gorey, Co. Wexford integrates

accessible sheltered housing with an accessible public
space.

Potential for future

direct connection
between bathroom Location for future lift
and main bedroom between living room
and main bedroom

Potential to form
bathroom on
ground floor

Space for disabled

Stair configuration parking close to front
to suit potential door
stair lift

Circulation spaces
and habitable rooms
accommodate turning
circles for wheelchairs

Accessible
entrance

Diagram showing some features of a dwelling designed to

allow potential adaptation for disabled needs.

(1) See Building Regulations, Technical Guidance Document M. Further examples of best practice include the UK ‘Lifetime Homes’ guidance.
 29

There is a range of public, communal

and/or private amenity spaces and facilities
for children of different ages, parents and the
elderly

The amenities and facilities created by the develop-

ment should be designed so that all members of
society can use them. Children should be provided
with safe areas to play in but facilities should also be
provided for teens and older people to congregate
without causing nuisance to other groups.

NEIGHBOURHOOD
1 3
This objective can be achieved by providing such
areas in well trafficked, central areas of the neigh-
bourhood rather than trying to hide them.
One of the key aims for the development should be
the bringing together of different groups on neutral 4
territory where they can all intermingle safely and 2
securely.

Diverse public spaces provided as part of the masterplan

for Pelletstown, Co. Dublin ranging from larger formal
spaces with a civic character for walking and sitting;
formal and informal games areas for adults and youths;
smaller semi-private spaces with good passive supervision
suitable for younger children’s play.

The development facilitates safe public access along

canal amenity (1). A public park organised around
landscape feature overlooked by higher density elements
(2). Dedicated sports facilities are provided at (3) and
communal courts provided at (4).

A fully public space with seating area directly off a street in Hammarby
Sjöstad, Stockholm. A semi-private space is visible behind, with fully pri-
vate spaces beyond that.
30
01 30

3 Inclusivity:
How easily can people use and
access the development?

Areas defined as public open space that Additionally, all opportunities must be taken to
has been either taken in charge or privately reinforce public access to the development through
the design of the development. This builds on the
managed will be clearly defined, accessible
previous two questions and means that the develop-
and open to all.
ment should sit well in its surrounding area – rather
The positive aspects of new development should be than being seen as being apart – and the develop-
emphasised in the layout and design of the scheme ment shall be well connected and movement routes
and there should be no barriers to the amenities integrated.
associated with the development being used by all.
The layout and design of the development should
therefore provide a clear distinction between public,
communal and private areas. By doing this those
visiting or passing through the development are
made to feel welcome in the public areas of the site,
but prevented from entering communal or private
areas. Perimeter blocks are a well tested and popular
way of ensuring a good distinction between public
and private or communal open space.

communal
private space
within block

play area

public open
space

public street
The plan above shows amenity spaces arranged in a
hierarchy of public to private spaces. The main green in
the centre is fully public, set off a public road; a communal
courtyard provides shared private space to apartments
while fully private gardens are provided to houses.

In this instance, siting amenity space at the edge of the site

and open to existing streets creates a new public space,
with a sense that it is accessible to all.
 31

New buildings present a positive aspect

to passers by avoiding unnecessary physical
and visual barriers

The scheme design should be inviting and

encourage law abiding people into the neighbour-
hood where they can contribute to the vitality and
security of the development.

Developments should not try to deal with perceived

social problems by turning their backs on adjoining

NEIGHBOURHOOD
neighbourhoods. There have been many recent
instances of new housing developments being
gated to prevent public access to within. These are
widely seen as beiing detrimental to the creation of Attractive routes through schemes,
long-term sustainable communities. As well as the as above, promote public access and
more recent phenomenon of physical barriers, new amenity.
housing estates have for some time now attempted
to create their own prestigious context by employing
a number of devices which put up psychological
barriers between new and old.

Front doors are presented to a public road in this apart-

ment scheme in Milltown, Dublin. Front doors generate
activity on the street while a degree of privacy is given to
ground floor apartments through landscaping, without
the need for visual barriers.

The edge of this scheme has been set out in a way which presents an open frontage. Houses face towards the road,
including using special corner units which avoid blank gables. Open spaces allow long view-lines into the site, while
the well over-looked spaces help give a sense of neighbourhood identity.
32
01 32

Variety:
4 How does the development
promote a good mix of activities?

POSITIVE INDICATORS
• Activities generated by the development contribute to
the quality of life in its locality
• Uses that attract the most people are in the most acces-
sible places
• Neighbouring uses and activities are compatible with
each other
• Housing types and tenure add to the choice available in
the area
RELATED DEHLG POLICY *
• Opportunities have been taken to provide shops,
facilities and services that complement those already
It is vital that the planning system available in the neighbourhood
facilitates the timely provision of
new school buildings, develop-
ment generates an increased
demand The most successful - and sustainable - communities
are the ones that contain a good variety of things to
do, see and enjoy. For larger scale developments, this
Planning applications for 200+ means providing a good mix of uses, housing, facili-
dwellings should be accompa-
nied by a report identifying the ties and amenities that help to engender a successful
demand for school places to be community. For smaller infill developments, it means
generated.
ensuring that the proposed uses and housing types
complement those that already exist so that a balance
Infill development sites may be is struck.
on small gap infill, unused or
derelict land, backland areas,
larger residual sites or sites
assembled from multiple owners.
A balance has to be struck
between protection of amenities,
privacy and established character,
and the need to provide residen-
tial infill

For edge of centre sites, the

emphasis will be on achieving
successful transition from
centre to edge of settlement.
Development of such sites tends
to be predominantly residential,
and should have densities of
20-35 dwellings per hectare and a
wide variety of housing types

* Policy references taken from Sus-

tainable Residential Development
in Urban Areas: Consultation Draft
Guidelines for Planning Authorities
Design proposal for a mixed-use centre at Pelletstown, Co. Dublin.
 33
360° Design Review / Residential

Activities generated by the development

contribute to the quality of life in its locality

When creating mixed use development, designers,

planners and developers should focus on how their
decisions will affect the user experience of the
neighbourhood. Additionally, care should be taken
when siting non-residential uses within the develop-
ment. Whilst some facilities can draw people into the
site and make for a vibrant neighbourhood, other
uses located in the same location may prove to be a

NEIGHBOURHOOD
nuisance to residents.

As part of creating a vibrant neighbourhood, devel-

opers should incorporate adaptable building designs
which permit people to work or start a business from
their home.

Change in window
responds to the different
conditions in section

Planting to street
for privacy

3.6m
floor-
to-floor
height
Front doors
to street
In order to build a sense of community this carbon neutral
Front doors
to street scheme includes live/work units, allowing residents to
develop businesses where they live. The scheme also
facilitates varied uses and includes a medical centre and
This apartment scheme includes adaptable residential cafe.
units at ground floor opening directly to the street. This
own-door access together with extra floor-to-ceiling
height provides for potential adaptation to retail or office
use in the future.
34
01 34

4 Variety:
How does the development
promote a good mix of activities?

Uses that attract the most people are in

the most accessible places

Uses such as health centres, nurseries and schools

should be sited in locations that are accessible from
all parts of the development – and surrounding
areas - by safe, secure and pleasant walking routes.

A development that is well connected to a good

range of facilities within walking distance may be
able to demonstrate that there is no need for any
non-residential uses within the development site.
Conversely, a well-connected development may be
able to attract people to facilities and amenities on
the site if it is located near areas that are currently
poorly served by such supporting uses.

SCHOOL

This design sketch for a

suburban development
shows an early description
of how connectivity to the
school uses and park are to
be made.
 35

Neighbouring uses and activities are Balancing potential conflict:

compatible with each other
Whilst some facilities can draw people into the site
and make for a vibrant neighbourhood, certain
uses located in the same location may prove to be a
nuisance to residents.
Some of the adverse affects of incompatible neigh-
bouring uses can be mitigated through design – for
example by not placing flues serving commercial
Requirements of adjacent uses
There is often a perceived conflict between the
desire to create mixed-use areas and the avoidance
of nuisance between different uses. For example,
consultations frequently bring up the issue of the
different requirements of car parking for retail vs.
residential.
The potential for conflict between different uses
need not by itself be a basis for avoiding integrated,
mixed-use developments. Solutions may be
achieved through a combination of design and
management measures defined at planning stage.
Examples of issues include:

kitchens near to opening windows or providing high
levels of sound insulation in nearby residential units.
Additionally, thought should be given to how
commercial uses are placed in relation to each other
to help create a vibrant neighbourhood centre.
NEIGHBOURHOOD
· Noise. Where noisy uses are to be placed close
to residential, e.g. cafes, management controls
may be specified at planning stage to mitigate
problems e.g. restrictions on retail deliveries
at night in residential blocks. Levels of sound
insulation in excess of the minimum standards may
also be specified for dwellings.
· Nuisance. Designs of mixed use blocks should
ensure that the by-products of commercial uses
are properly considered. For example, commercial
extract vents should discharge away from opening
windows and preferably at high level. They should
be easily accessible for maintenance and should
not be unsightly.
· Tenure. Where different uses are proposed in the
same block, commercial viability and leasing
arrangements should be studied. For example, a
residential use above retail should be sufficiently
independent in terms of access cores and outdoor
space that it does not restrict the redevelopment
or conversion of commercial units over time.
· Parking. Retail uses will require provision of
enough parking spaces to avoid informal
parking which may be a nuisance to residents.
Management measures (e.g. time limits) may be
set out at planning stage to discourage commuter
parking. Synergies between different uses may be
possible e.g. office users may have spaces during
the day which could be shared with a hotel use
during the night.

Main Street
Residential
Residential Street

Residential
Garden

CRECHE Commercial
Commercial
Retail

Public
Park IMAGE
Creche play area adjacent to
residential and enclosed by
non-residential uses.
Parking

In this example from Charlottehaven in Copenhagen, This mixed use proposal places apartments at second floor
apartment buildings form a courtyard which above an active street of shops and cafes. A first floor of
accommodates a creche, creating a protected outdoor offices provides a ‘buffer’ to the noisier restaurant uses. A
space for this private use. set back at second floor gives further privacy.
36
01 36

4 Variety:
How does the development
promote a good mix of activities?

Housing types and tenure add to the
choice available in the area
A successful neighbourhood will be one that houses
a wide range of people from differing social and
income groups. In this way people are able to live in
the same neighbourhood through all stages of their
life, should they so choose.
A neighbourhood with a good mix of unit types
will feature both flats and houses of varying sizes.
Both tenure mix and housing types should be
underpinned by a good understanding of both the
existing social mix in the neighbourhood and the
saleability of different types of housing provided.

Mixed communities can be created by providing

a range of unit types and tenures. Mixed tenure
developments should be ‘tenure blind’ meaning that
affordable units should be physically indistinguish-
able from that built for sale or rent at market prices.

This development at Islandbridge in Dublin provides

accommodation for senior citizens, supplementing the
variety of housing available to the local community.

The canal-side apartment scheme above at Abbott’s Wharf,
London, is an example of a ‘tenure-blind’ development.
It is not possible to distinguish between blocks housing
private or affordable dwellings from their external
appearance.
As part of the regeneration of Ballymun in Dublin, new
apartment buildings have been integrated with existing
houses, to provide a variety of sizes and complement the
existing residential stock.
 37

Opportunities have been taken to

provide shops, facilities and services that
complement those already available in the
neighbourhood

The uses created in a development proposal will

need to complement their context. It is important
that an assessment of existing uses in the locality be
carried out and consideration given to how those
existing uses will be affected by the development;
what new supporting uses and facilities may be

NEIGHBOURHOOD
required to support the new development and how
these will be provided

New village square

surrounded by mixed uses

School

Mixed use
Proposed housing
Lands under development
School site

This development provides connections to existing uses in a village through streets and parks. It also
supports existing facilities with new activities missing from the area e.g. a village park and a creche.
38
01 38
 39

HOUSING SITE

Having found a neighbourhood in which they might wish

to live, most people, when looking for a home, will then
consider what particular streets or blocks they prefer.
Although often not well defined, this spatial scale can often
make a huge difference in people’s quality of life. It is this
scale that people tend to think of when thinking about their
home.

It is also at this spatial scale that good urban design becomes

more readily apparent, since decisions taken here will affect
the end-user experience more directly than neighbourhood
level design.

SITE
Site design will need to consider how to manipulate the
layout, public realm and intensity of development to create
compact, strong, distinctive and successful communities.
Design considerations at this scale will build on decisions
taken at the neighbourhood level and address the orientation
and alignment of streets, blocks and spaces, public safety
and security, landform and landscape design, the distinction
between public and private space and development densi-
ties.

Also important at this scale is the need to create places that

foster a strong sense of belonging and ownership in those
that live there.

Through careful attention to layout, siting and development

densities, designers can help to create compact commu-
nities that have low energy demands in use. In this way,
designers are able to build on the good planning decisions
taken at the higher spatial scale and put in place the funda-
mental building blocks for the creation of strong, sustainable
communities.
40
01 40
Efficiency:
5 How does the development make appropriate
use of resources, including land?
RELATED DEHLG POLICY *
Urban land is a scarce resource
and should be used as efficiently
as possible
Residential areas may include
dwellings, parking areas, shops,
schools and other community
facilities. In areas with potential
flood risk, the least vulnerable
uses should be located in the
highest risk areas
If possible, south-facing
elevations should not be
overshadowed by buildings or
planting. Taller buildings or trees,
car parking and garages should
be located to the north of the
site Passive solar design of new
housing schemes reduces energy
demand and thus CO2 emissions
by taking maximum advantage of
available sunlight
Open spaces can provide for a
range of natural habitats for flora
and fauna. Sustainable Urban
Drainage Systems can reduce the
impact of urban runoff on the
aquatic environment
Trees in shelterbelts can protect
dwellings from cold winter winds
or create sun-traps, providing
they do not overshadow south-
facing elevations
* Policy references taken from Sus-
tainable Residential Development
in Urban Areas: Consultation Draft
Guidelines for Planning Authorities
POSITIVE INDICATORS
• The proposal looks at the potential of higher density,
taking into account appropriate accessibility by public
transport and the objectives of good design
• Landscaped areas are designed to provide amenity
and biodiversity, protect buildings and spaces from the
elements and incorporate sustainable urban drainage
systems
• Buildings, gardens and public spaces are laid out to
exploit the best solar orientation
• The scheme brings a redundant building or derelict site
back into productive use
• Appropriate recycling facilities are provided
High-level Government policy in the shape of the
NSS and the Climate Change Strategy establishes the
importance of reducing the energy requirements and
greenhouse gas emissions associated with residential
development.
There are two main strands to designing places for
climate change – mitigation and adaptation. This
Question seeks to cover mitigation, which addresses
how places can be designed to reduce the impact of
development on climate change.
This means reducing the energy requirements of new
homes. A balance will often need to be struck between
the energy embodied in new homes – the energy used
in manufacturing and transporting materials as well as
that used on site, their likely lifespan and the energy
that will be needed to run the homes over their life-
time.
Designers will need to pay close attention to the types
of dwelling being constructed and be able to demon-
strate how materials selection and sourcing have been
selected to contribute towards the mitigation of poten-
tially climate changing effects. Providing homes that
are energy efficient in terms of construction and use
requires a great deal of thought – and can increase
construction costs. However, investment will need to
be made now to ensure that the houses we build grow
into sustainable, successful communities.
 41
360° Design Review / Residential

The proposal looks at the potential of Low Density

Medium Density
higher density, taking into account appro- High Density

priate accessibility by public transport and

the objectives of good design

As well as providing homes that are low energy, truly

sustainable new housing should make good use
of land by increasing densities – where such sites
are easily accessible by public transport. Even the
most energy efficient homes will not be considered
sustainable by most measures if they can only be
accessed by the private car. Efforts should also be
made to ensure that the location of developments
permits access walking and cycling.
TRAIN STATION

Increasing densities near to public transport hubs Adamstown, west Dublin. Higher density development is
planned closer to public transport.
can significantly reduce reliance on the car and at
the same time reduce demand for lower density
developments that are less efficient in their use of
land.

SITE
Achieving efficiencies in land use should be consid-
ered in tandem with the objective of creating well-
designed neighbourhoods that are pleasant to live
in. Good urban design, whilst increasing densities,
should also provide good quality, liveable homes.

In the same case, the highest density

areas are given an urban character to
promote a sense of place.
42
01 42

5 Efficiency:
How does the development make appropriate
use of resources, including land?

Landscaped areas are designed to

provide amenity and biodiversity, protect
buildings and spaces from the elements
and incorporate sustainable urban drainage
systems

Sustainable Urban Drainage Systems, or SUDS, turns

traditional drainage practice on its head. SUDS
employs a wide range of techniques to increase
the length of time it takes for rainwater run off to
reach a watercourse – bringing benefits in terms
of preventing low-level pollution from entering
watercourses and reducing the likelihood of serious
flooding following storm events.

As well as bringing significant operational benefits,

the network of constructed attenuation ponds,
ditches and swales used by SUDS can create an
attractive wetland setting for homes as well as
enhancing biodiversity.

In this scheme, sustainable drainage is integrated as an

amenity within a public space, creating a local landmark
and a focus for recreation.

Buildings, gardens and public spaces are
laid out to exploit the best solar orientation
Emerging technologies such as CHP (Combined Heat
and Power) and renewable power generation mean
that home comforts can be provided in a way that
helps to reduce the environmental impact of new
housing. Higher density housing schemes can often
lead to increased efficiencies since they can more
easily accommodate a CHP system.
Whilst new technologies can help to provide homes
with heating and lighting in increasingly energy
efficient ways, use of such technologies should be
used alongside measures to reduce the demand
for artificial heating and lighting. This means that
designers will need to consider how the homes can
be designed to make the best use of passive warmth
and light provided by the sun though solar orienta-
tion. As well as orientating homes to take advantage
of solar gain, areas of open space should also be
sited to take advantage of sunlight, communal or
district CHP and renewable power generation.
‘BedZed’ residential scheme, London. The site layout is planned to optimise orientation for solar
gain.
43
Balancing potential conflict:
Solar orientation and high density
developments
The objective of providing a layout which optimises
solar orientation can sometimes conflict with other
objectives of urban design.
For example an urban design objective of creating
enclosed courtyard blocks may not facilitate a
layout optimised for solar orientation which would
generally favour a north-south orientation with little
enclosure.
The design of a layout should have solar orienta-
tion as one of its key considerations. However, the
requirements of good urban form (such as creating
well defined public or semi-public spaces) should
still be an important objective of the layout design.
When orientation of blocks is developed, orientation
should not unnecessarily conflict with the topog-
raphy of the site or the boundary conditions e.g. a
scheme of east-west terraces may produce a series
of gable end-walls where a boundary frontage may
be more appropriate.
Where single-aspect dwellings are proposed (for
example in perimeter apartment blocks) they should
be not be directly north facing and should get direct
sunlight at some point during the day.
SITE
Where design standards are to be used (such as
the UK document Site Layout Planning for Daylight
and Sunlight, published by the BRE), it should be
acknowledged that for higher density proposals in
urban areas it may not be possible to achieve the
specified criteria, and standards may need to be
adjusted locally to recognise the need for appro-
priate heights or street widths.
44
01 44

Efficiency:
5 How does the development make appropriate
use of resources, including land?

The scheme brings a redundant building

or derelict site back into productive use

Existing buildings will contain embodied energy that

will be mostly wasted if that building is demolished
rather than being brought back into life. The conver-
sion of an existing building to high-density develop-
ment may often be more acceptable than a similarly
high density new build – since the existing building
will be an accepted part of the built environment.
Existing buildings and previously developed sites are
often better situated in relation to public transport
and key facilities than sites that have not been devel-
oped before

Existing buildings to be retained

Existing site

This residential development

in Ballyhaunis Co. Mayo retains
an existing building which
becomes a feature in the new
development and connects
the scheme with the existing
buildings of the town.
Redundant as a military barracks, the Clancy Quay scheme
makes efficient use of a previously developed site and
buildings in a well-positioned location in Dublin. Existing
buildings are adapted to provide new accommodation
and are integrated with new development to give an
urban structure and identity to the scheme.
 45

Appropriate recycling facilities are Examples of strategies for storing recycling and waste in
higher density housing schemes:
provided

Housing developments should include adequate hall door

provision for recycling facilities, both inside the
home and around the site. This means that homes
need to be provided with areas where materials can
be sorted and stored prior to being collected for garden
recycling, and bin stores will often need to contain
room for 2, 3 or more bins per dwelling, unless
screened/sheltered storage
communal recycling is provided. Additionally, areas
within the public realm will need to be set aside
Storage integrated with entrances and front gardens to
for extensive recycling facilities and such facilities houses, as in this example of a terraced townhouse.
will need to be provided in locations that are easily
accessible by all residents, while not causing a
rear gardens
nuisance.

terraced town-
houses

locked

SITE
passageway
Access provided to rear gardens via private passageways
through the terrace at ground level.
terraced townhouses
locked, private lane

rear gardens
access

If access is provided with a laneway to the rear, this should

be private for residents’ access only. This may allow service
vehicle access (requiring a through-route or turnabout) or
residents may bring their own bins to the kerbside.
structure sheltered and
visually screened

drainage to slab
provided

Bins may be stored communally in free-standing structures

in order to avoid clutter at dwellings. Note that this may
not be suitable in areas where pay-by-wieght waste
collections are operated.
46
01 46

Distinctiveness:
6 How do the proposals create
a sense of place?

POSITIVE INDICATORS
• The place has recognisable features so that people can
describe where they live and form an emotional attach-
ment to the place
• The scheme is a positive addition to the identity of the
locality
• The layout makes the most of the opportunities
presented by existing buildings, landform and ecolog-
ical features to create a memorable layout
• The proposal successfully exploits views into and out of
the site
• There is a discernable focal point to the scheme, or the
proposals reinforce the role of an existing centre

Each successful community has a distinct and special

character. That is not to say that each community
should compete with or try to upstage the rest – some
of the most successful areas have a quiet and easy
charm. Nonetheless, each successful neighbourhood
RELATED DEHLG POLICY *
will have its own raison d’etre that makes people
choose to live there over other places.
Convenience shops should be
located centrally within the Much of an area’s character will be derived from
development. Provision of new
comparison retail floor-space
elements considered in the other 11 Questions,
should not be undermine existing including – but not limited to - the variety of uses,
town centre vitality layout and architecture. But these must come together
in such a way as to make the neighbourhood memo-
Landscape, natural features and rable.
their ecology are always impor-
tant. The retention and use of
existing natural and built features
can give a sense of maturity and
of individual place

There is a need to be creative

in reusing protected buildings,
whilst respecting their architec-
tural integrity

* Policy references taken from Sus-

tainable Residential Development
in Urban Areas: Consultation Draft
Guidelines for Planning Authorities
 47
360° Design Review / Residential

The place has recognisable features so

that people can describe where they live and
form an emotional attachment to the place

Key to the success of a neighbourhood are features

which are particular to that place and which
encourage people to call a place home. It is no coin-
cidence that the Italian word for devotion to a town,
campanilismo, is derived from a distinctive element
in the built environment.

As well as helping people to form an attachment to a

place, landmarks or easily recognisable features will In Lanesboro, Co. Westmeath, the entrance road to the
ensure a place is easy to locate and navigate around estate takes its line from the Church spire, whilst an
by someone who has never been there before. Being attractive and unusual circular feature house makes a new
local landmark
able to successfully orientate their way around
an area is a key determinant in people’s sense of
personal security and safety.

Such features can include public art, land-

scaped areas, public buildings such as a library or

SITE
community centre and even bars and restaurants.
Additionally, interesting urban design and architec-
ture will also have a role in helping an area to form a
strong identity.

Crescent
Crescentform
form

Crescent form

This scheme successfully uses a combination of interesting urban design and striking architectural forms to create a
memorable place at Balgaddy in suburban Dublin. The crescent plan stands out from the surrounding streets while well-
executed, colourful detailing builds on this to create a memorable place.
48
01 48
6 Distinctiveness:
How do the proposals create
a sense of place?
The scheme is a positive addition to the
identity of the locality
All new development should aim to improve upon
and enhance the area in which it sits. So as well as
having a distinct identity in themselves, schemes
should make a positive contribution to the wider
identity of the local area.
This means that while developments should respond
to local character and identity, they should not
unthinkingly copy surrounding development forms
and detail. Instead, developments can add to iden-
tity through initiatives such as the sensitive re-use of
existing buildings and landscape features, creatively
utilising forms and materials which are common to
the local area, reinforcing local culture through both
detailed design and careful mix of uses.
It should be recognised however, that there will be
many areas that do not currently have a positive
identity and in such situations it may be appropriate
to create a new sense of place through high quality
architecture, landscaping, urban design and the
arrangement of uses throughout the site.
New developments which create or enhance a
strong sense of place tend to have evolved through
a rigorous design process which included good
community involvement – learning from and incor-
porating local knowledge, experience and culture.
There is also a role for the study of historical devel-
opment patterns and forms but designers should
not forget that the objective is to move forward
– not back.
Good quality architecture and
landscaping have been an important
element in the regeneration of
Ballymun in Dublin. The visible
change from very poor quality,
low-density towers to higher quality,
higher density houses has helped to
change perceptions of the district as a
residential neighbourhood.
 49

The layout makes the most of the oppor-

tunities presented by existing buildings,
landform and ecological features to create a
memorable layout

Many sites will contain features that can help to lend

a scheme identity. Such features might include an
existing building, natural or pre-existing landscaped
features – including along boundaries, topography
or movement routes. The removal of such features
will serve to erode a site’s cultural and historical
context and may result in significant opposition to
the development from local community groups. Re-using and integrating existing buildings (in this case
the stone bonded warehouses characteristic of the area)
are an important part of proposals for the redevelopment
As well as helping to generate local support for of the south docks of Cork.
development, retaining existing features can help to
increase development value on a site as buyers often
respond well to a development with strong natural,
cultural or historical connections.

The challenge of integrating features into a scheme

SITE
will often result in a high quality creative response
to layout design. Additionally, since no two sites will
contain the same existing features, then their incor-
poration into the final scheme will ensure that the
development is in itself distinctive and memorable

This scheme makes use of a waterside location to produce

a landmark with a high level of amenity for residents at
Baltinglass, Co. Wicklow.

This proposal for a site overlooking the sea at Dalkey, Co. Dublin, exploits a difficult
topography to create a memorable pedestrian space, taking advantage of panoramic views
through the development.
50
01 50

6 Distinctiveness:
How do the proposals create
a sense of place?

The proposal successfully exploits views

into and out of the site

Alongside making physical connections between

the site and its surroundings, it is important to make
visual connections between the scheme and neigh-
bouring development and landscape.

Views into the site can help to create strong connec-

tions between existing areas of development and
new and help to reduce a sense of separateness or
social division. Where the new development is of
sufficient quality, creating a strong visual connection

ax
is
will help to ensure that the benefits of new develop-
ment in terms of providing a new positive identity
and sense of place are spread out into existing areas.
Creating views out of the site will also help to give
the new development a strong sense of local iden-
tity and place.
Castle
These visual connections can be created through
the use of axial movement routes that bisect the site,
through leaving strategic ‘gaps’ in the urban form, or
through the varying of building heights and exploi-
tation of topography – for example creating public
green open space on high ground.

Castle
CASTLE

An axial route at a residential development at Merlin Park

in Galway exploits a castle to give a unique, local identity
to the site.

Cloontuskert, Co. Roscommon: a strong sense of place is

imparted by the axial entrance to the scheme focusing on
a primary school and health centre
 51

There is a discernable focal point to the

scheme, or the proposals reinforce the role of
an existing centre

The creation of focal points within the development

site can be a good way to introduce identity, and has
been used by town and city builders for centuries.
Such centres can vary in size depending on the size
of community they serve but they all share certain
things in common. They tend to have an area of
usable open space – often a hard landscaped square
which is surrounded by active uses – convenience
stores, restaurants and cafés for example. They are
almost always located at a key intersection within
Proposals for a high density residential development at
the layout of the development – where through Adamstown, Co. Dublin, include a distinctive district cen-
traffic can result in passing trade and increase activi- tre, bringing an intensity of mix and uses necessary to help
generate identity.
ties within the space.

SITE

Masterplan for Prosperous, Co. Kildare, proposing growth

around a protected centre. Orange areas indicate the
potential sites for housing, while green areas denote a
proposal for interconnected, peripheral green spaces.
52
01 52
Layout:
7 How does the proposal create people friendly
streets and spaces?
RELATED DEHLG POLICY *
Good pedestrian and cycle
facilities within residential areas
facilitate higher levels of physical
activity
Cycle and pedestrian paths must
be located appropriately to avoid
anti-social behavior
Residential roads and streets
should be safe for people to drive,
cycle, walk and in certain situa-
tions to play
Where possible, traffic speeds
should be managed by the
arrangements of buildings and
spaces at the design stage,
rendering remedial measures
unnecessary
When designing a street layout
for a new residential area,
designers should assess the need
for, and specific roles of various
existing routes and connections
* Policy references taken from Sus-
tainable Residential Development
in Urban Areas: Consultation Draft
Guidelines for Planning Authorities
POSITIVE INDICATORS
• Layout aligns routes with desire lines to create a perme-
able interconnected series of routes that are easy and
logical to navigate around.
• The layout focuses activity on the streets by creating
active frontages with front doors directly serving the
street
• The streets are designed as places instead of roads for
cars, helping to create a hierarchy of space with less
busy routes having surfaces shared by pedestrians,
cyclists and drivers
• Traffic speeds are controlled by design and layout rather
than by speed humps
• Block layout places some public spaces in front of
building lines as squares or greens, and some semi
private space to the back as communal courts
How the site is laid out is one of the key determinants
of successful places. The layout of a neighbourhood
can help to determine an area’s character and sense
of place – the same buildings arranged differently will
have a very different feel to each other - its safety and
security and how well it works. Many of the mistakes
that are attributed to bad planning are often errors of
layout – for instance, a dead end that does not connect
with the route to the school, or a lonely footpath that is
a haven for crime and anti-social behaviour.
The layout of a site can affect a scheme’s sustainability
in a number of key ways, including solar orientation,
permitting the provision of Sustainable Drainage
Systems, and encouraging residents to walk and cycle
in preference to using the car.

360° Design Review / Residential
Layout aligns routes with desire lines to
create a permeable interconnected series of
routes that are easy and logical to navigate
around.
The design layout arrives from a considered response
to site and brief. The grid system favoured by city
builders from Rome to Dublin is a rational interpreta-
tion of an efficient and legible urban structure that
has proved very robust. But grids do not have to be
orthogonal. More recognisably organic layouts such
as those seen in small rural towns are on first inspec-
tion very different from grid-iron layouts, but they
tend to perform a very similar function.
In the same way that grid structures seek to connect
two points with a straight line, the roads and lanes
which meander though the countryside and towns
of Ireland follow key desire lines - connecting two
points in the most efficient way possible taking into
account climate, terrain and obstructions. This has
often resulted in interesting, varied and picturesque
organic layouts.
Destinations
Desire Lines
Direct connections between existing streets, bridges,
landmarks and secondary public spaces underly the street
structure for this masterplan for the south docks in Cork
city, above.
53
Whether a scheme has an orthogonal or organic
layout will depend to a large extent on the character
of or sense of place that is being sought and the
existing networks that are being connected into.
It is however crucial that all developments follow
desire lines that traverse and link the site. By plotting
the key desire lines on a plan of the site, the urban
designer will be laying the foundations of the overall
urban structure of the development. The alignment
of some of the routes may need to be altered to
achieve usable development blocks, and care should
be taken to ensure the right number of routes
through the site. Too many, and some of the routes
will be under-utilised and invite anti-social behav-
iour – too few and the routes will be overtrafficked
which can create nuisance to nearby residents.
SITE
Cycle and
Cycle andpedestrian
pedestrian
Vehicular
Vehicular
A more organic response may be appropriate to relate to
the topography, as seen in this example of the Drumlin
areas of Co Louth.
54
01 54
7 Layout:
How does the proposal create people friendly
streets and spaces?
Creating a permeable network of direct routes will
help to increase the sustainability of the develop-
ment since longer than necessary pedestrian and
cycle routes will discourage use (leading to more car
journeys) and will also serve to minimise the length
of car journeys.
Culs-de-sac have for some time been a popular
location for a home – as they are often perceived
to engender stronger and safer communities. The
response is often to create layouts that seek to
maximise the amount of dwellings accessed via
a cul-de-sac. This however, has tended to create
layouts with poor levels of permeability. The key is
to keep pedestrian links short and supervised.
However, there may be instances where a cul-de-
sac or residential court is an appropriate solution,
for example where the objective is to prevent rat
running, or to create intimate enclosures of dwell-
ings that add to the character, distinctiveness and
variety of a development.
The benefits of a cul-de-sac layout can be achieved
within a highly permeable, well-connected residen-
tial development. The two main design solutions are
a) residential court arranged around communal area
of open space including parking; and b) no-through-
road for vehicles which permits pedestrian and cycle
through access.
It should be noted that culs-de-sac with pedestrian
connections at the end can act against the objec-
tives of crime-prevention since such routes often
provide criminals with a choice of escape routes.
The residential court is able to create an intimate
and safe environment through the pedestrian domi-
nated amenity space at its centre. Although each
of the dwellings has a garden to the rear, these are
relatively small private sitting areas since each home
also benefits from the communally provided space
within the court.
Example of a cul-de-sac treated as a residential courtyard.
 55

Similarly, a no-through road operating as a vehicular

cul-de-sac permits a well connected and highly
permeable layout for pedestrians and cyclists, but
controls vehicle movement within the site. Such
blockages to road traffic have often been retrofitted
into existing neighbourhoods and can do the job of
restricting cars very well.

Short supervised
pedestrian
connecntion Short supervised
pedestrian
connecntion

A no-through road allowing a continuous pedestrian SITE

and cycling route but restricting vehicle movement. It is
important that the pedestrian/cycle only route should still
be treated as a street with good overlooking and active
frontages.

Pedestrians Vehicles
+ Cycles
56
01 56

7 Layout:
How does the proposal create people friendly
streets and spaces?

The layout focuses activity on the streets
by creating active frontages with front doors
directly serving the street
Successful neighbourhoods tend to have streets that
people feel comfortable being in – where they feel
safe and secure. Much personal safety – both real
and perceived – derives from overlooking, or natural
surveillance. Natural surveillance can be provided by
overlooking from nearby homes, other pedestrians,
and passing cars and cyclists.
When designing a layout for a new development,
practitioners should give adequate thought to the
location and orientation of entrances to the homes
-even though the buildings will have not been
designed yet.
On street activity can also be aided by ensuring
good connections both outside the site (as set out
under Question 2) and within.

The layout of the site can contribute towards

creating a good level of natural surveillance by
creating streets that are the focus of activity in the
development. This means orientating buildings
towards the street and ensuring that as many homes
as possible have direct access from it.

Shops and offices with doors to apartments above provide active

frontage and a human scale to streets.
 57

The streets are designed as places instead motorised traffic, such as mews lanes or culs-de-sac,
of roads for cars, helping to create a hierarchy it will often be appropriate to design the street as
a shared surface. Shared surfaces are well used in
of space with less busy routes having surfaces
continental Europe – in particular in Holland where
shared by pedestrians, cyclists and drivers
they have been developed from the concept of
A well laid out development is one where people Woonerf or Home Zone.
who live there are encouraged to walk and cycle in
preference to using the private car for short jour-
neys. As well as increasing the sustainability of the
development, encouraging people to walk will bring
significant benefits in terms of on-street activity.

On the whole, this means integrating pedestrian,

cycle and vehicular facilities along the same routes.
Whilst many have recommended segregating pedes-
trian, cycle and car traffic in order to reduce the
likelihood of accidents arising – it is now commonly
accepted that such layouts tend to discourage
pedestrian activity.

Although routes will be integrated – each mode will

SITE
often need to have its own space to ensure pedes-
trian and cyclist safety. So, a key movement corridor
will integrate the roadway, pedestrian pavement and
cycle routes in a way that balances road user safety
with personal safety and security.
In the parts of the development with low levels of
Buildings to back of pavement, parking and planting, gen-
erate a people orientated street. Adamstown, Co Dublin.

Activity on a shared surface

street at Furry Hill, Co. Dublin.
Removing cars and their as-
sociated design requirements
(kerbs, barriers, markings)
signals clearly that this is a
street designed for people and
allows for relaxed activity by
residents.
58
01 58

7 Layout:
How does the proposal create people friendly
streets and spaces?

Traffic speeds are controlled by design Other ‘softer’ methods of reducing traffic speeds
and layout rather than by speed humps that have been derived as part of the Shared Space
philosophy include the removal of traffic lights and
The concept of shared space was developed by formal junction markings, encouraging higher levels
the Dutch engineer Hans Monderman and seeks of on-street parking. 1
to affect the behaviour of the road user – be they a
driver, cyclist or pedestrian, by the design of the road
and the presence of other users. This differs from
Home Zones in that there is less reliance on signage
and traffic calming measures.

Key to the creation of Shared Spaces is the removal

of the distinction between roadway and pavement.
The resultant blurring between the two encourages
people to exercise their natural caution and results
in slower traffic speeds and a safer environment for
pedestrians and drivers alike.
Traffic speeds can also be affected by restricting
forward visibility of the driver so that they are not
encouraged to pick up speeds by a view of the open
road. Methods of doing this vary however and the
introduction of unnecessary chicanes or turns in the
road can make the routes seem over-engineered or
contrived.

Rather than relying on speed bumps, this design drawing for a develop-
ment at Merlin Park in Galway uses layout to control traffic speeds with an
indirect route, parking layouts and making clear thresholds into a ‘home
zone’ street.

(1) See www.shared-space.org for further information on the European Commission sponsored project featuring a wide range of

innovative projects.

Block layout places some public spaces
in front of building lines as squares or greens,
and some semi private space to the back as
communal courts
When designing the layout of a site, care should be
taken to arrange the roads, blocks and open space in
such a way as to provide a clear distinction between
private, semi-private and public space. Core to this is
the idea of defensible space as formulated by Oscar
Newman and Alice Coleman. Designing for defen-
sible space means building homes where people
feel safe (territoriality), creating public spaces that
are well overlooked (natural surveillance), creating
a place that does not invite criminal or anti-social
behaviour (image) and local activities or uses
(milieu).
Public / Street
Private
Private
Communal
The schematic layout above and below
shows buildings used to create a clear,
simple range of spaces. Frontages address
public spaces and streets while perimeter
blocks enclose and control shared private
spaces for residents only.
Private
Communal
59
A building form that exhibits a very clear distinction
between public and private space is the perim-
eter block. The perimeter block works by entirely
enclosing the private or communal gardens at the
centre with buildings so that access to these spaces
is restricted to those who live there. This makes it
very secure and – when the space within is used
communally – can foster community cohesion.
Additionally, this building form will create a good
sense of enclosure and overlooking into the streets
– helping to make the public realm safer.
However, not all open space should be provided
within private or communal gardens, and housing
developments should be laid out with a good level
of public open space. Such parks, squares and greens
can serve a vital community function and should be
provided in a way that defines them clearly as acces-
sible public space. So they should not be located at
the foot of apartment buildings, inside culs-de-sac
or in any other area which may be perceived to be
SITE
private.
Example of a semi-private shared space to the rear of
houses at Kill, Co. Kildare.
Private
Public / Street
60
01 60
Public Realm:
8 How safe, secure and enjoyable
are the public areas?
RELATED DEHLG POLICY *
Open spaces should be suitably
proportioned and narrow tracts,
which are difficult to manage,
should not be accepted. Smaller
pocket parks and play grounds
should be carefully sited within
residential areas to be accessible
and overlooked by dwellings.
Design of the built environment
contributes to important feelings
of comfort and safety by creating
a sense of security and ownership
and by providing for passive
surveillance, a clear demarcation
between private and public
spaces, and clear, direct and
unobstructed routes for pedes-
trians and cyclists
Most residential streets can
successfully combine low to
medium traffic movements and
a pleasant residential setting
including on-street parking and
bus routes if appropriate
The provision of adequate and
well-designed private open
space for apartments is crucial
in meeting the amenity needs of
residents, in particular of families
* Policy references taken from Sus-
tainable Residential Development
in Urban Areas: Consultation Draft
Guidelines for Planning Authorities
POSITIVE INDICATORS
• All public open space is overlooked by surrounding
homes so that this amenity is owned by the residents
and safe to use
• The public realm is considered as a usable integrated
element in the design of the development
• Children’s play areas are sited where they will be over-
looked but not a nuisance
• There is a clear definition between public, semi private,
and private space
• Roads and parking areas are considered as an integral
landscaped element in the design of the public realm.
The most successful neighbourhoods contain streets,
squares, parks and public gardens that are as good
quality – if not better, than the private buildings and
spaces within the neighbourhood. A neighbourhood
with poor quality public spaces will rarely be improved
by even the highest quality architecture – whilst a
neighbourhood of ordinary buildings can be trans-
formed through improvements to the public realm.
The public areas are also a key determinant of the
image that people form of the quality of a development
as a whole. Visitors to a housing development will often
spend as much time in the public realm of a develop-
ment as they do in the private zone – and the quality of
such spaces will form the impression of the place that
they take away with them.
Studies 1 have demonstrated that houses that are
located near to good quality parks and public green
space often sell for more than equivalent houses that
do not have access to similar facilities. This reflects the
value that homebuyers place on such amenities.
(1)
see Does Money Grow on Trees? published by the UK Commision for Architecture and the
Built Envronment
 61
360° Design Review / Residential

All public open space is overlooked by

surrounding homes so that this amenity is
owned by the residents and safe to use

All areas of open space should be designed to be

inviting, safe and conveniently located for people’s
homes. Designers should therefore locate open
space in areas where they will be directly overlooked
by people when inside their home.

As well as creating a good level of natural

surveillance so that users of the open space feel
comfortable and safe, creating a strong relation-
ship between the private home and public space
will mean that residents will be encouraged to feel
a strong sense of ownership over the public realm.
This strong sense of ownership will reinforce the
safety and security of the public realm by ensuring
that anti-social behaviour will not go unchallenged.
Additionally, it will lead to the public spaces being
better maintained.

SITE

A central amenity space overlooked by terraces of houses at Zaan Eiland, Rotterdam, allows children to
play safely
62
01 62
8 Public Realm:
How safe, secure and enjoyable
are the public areas?
The public realm is considered as a usable
integrated element in the design of the
development
The approach to areas of public open space
described above should also be applied to all
publicly accessible areas of the development
– particularly areas of hard landscaping such as
streets, squares and courts. A user centred approach
– that considers the needs of all users, but with a
particular emphasis on the needs of pedestrians
– will ensure that the elements that are found in the
most successful neighbourhoods are replicated in
the new development.
When considering the layout, landscape design, and
materials used within the public realm, designers
should consider how their decisions would affect the
experience of the user of the development.
All publicly accessible areas should be overlooked
by other people who would be able to intervene in
order to prevent crime and maintain public safety.
This natural surveillance might be from the windows
of nearby houses which open out onto the street,
other law-abiding people using the space, and even
drivers of passing vehicles. The feeling of safety
generated by high levels of natural surveillance in
public areas will encourage further use and partici-
pation in public life – which will itself reinforce high
levels of surveillance.
A space well-integrated with housing makes a
focus for recreation and improves safety and
security.
Balancing potential conflict:
High quality open space and management
The desire to create interesting, active and ecologi-
cally rich public amenity spaces can be seen to
conflict with the desire to minimise maintenance
costs where resources are scarce or to avoid liability
from risk of accidents.
Concerns of maintenance costs and risk manage-
ment need not preclude varied and interesting
design if the issues are considered and adequate
measures put in place at planning stage.
· Designers should ensure that landscaping is
self-maintaining as much as possible and does not
require frequent pruning, weeding or cleaning. This
may impact on selection of plant species or surface
materials. More ‘natural’ landscaping, such as reed
beds or woodlands, may require less maintenance
than more formal looking planting.
· Where a local authority does not have the
resources to take in charge public spaces it may
be necessary to set up an estate management
company to carry out landscape maintenance.
While this is already a requirement for apartment
schemes it is not common practice for develop-
ments of houses. A high quality design should be
beneficial to residents and improved residential
values may offset maintenance costs if these are
controlled.
· Adequate safety precautions should be taken
during design to reduce risk of accidents. For
example, attenuation ponds may be designed so
that the public are not encouraged to occupy the
edges by routing footpaths away from the water or
by use of deterrent landscaping. Where this is not
possible, safety barriers may be used.
 63

Children’s play areas are sited where they

will be overlooked but not a nuisance

Of all the different types of public realm, children’s

play areas tend to be the most contentious. All
people will agree that it is vitally important that play
areas are safe for children to use and that parents
should feel comfortable about allowing older chil-
dren to use the space without direct supervision.
However, many play areas are badly located in areas
where their use will cause nuisance to immediately
adjoining residents.

As with all public areas, a key ingredient in making

children’s play areas safe to use is overlooking.
Ensuring that play can be indirectly supervised
by parents and other responsible guardians will
mean that the play areas are both safe to use
and – perhaps just as importantly - make parents
comfortable about allowing their children to use the
facility. Overlooking can be provided from within

SITE
nearby homes or – more effectively - by other users
of the surrounding public spaces.

As stated above, play areas located immediately

adjacent to homes can affect residents’ peaceful
enjoyment of their homes. This is perhaps exacer-
bated by the tendency to site play areas in quieter
Children’s play areas overlooked by housing provide a
areas of the development where there is a greater degree of security. The open layout of these two cases
perception of safety. However, siting play areas in avoid the problem of acoustic nuisance which can occur in
such locations – whilst reducing the likelihood of dense courtyard conditions.
road traffic accidents – does mean that opportuni-
ties for natural surveillance from other users of the
public realm are lost.

The ideal location for a children’s play area would

therefore be in a central area of the develop-
ment that is well used by pedestrians but where
traffic speeds are well managed to an acceptable
minimum. The play area should be overlooked by
nearby homes that are near enough for effective
passive surveillance but far enough to prevent
noise transmission above what would normally be
expected in a busier part of the site.
64
01 64

8 Public Realm:
How safe, secure and enjoyable
are the public areas?

There is a clear definition between public, others has created tensions between owners of land
semi private, and private space that is regularly trespassed, and users of the public
realm who are unclear about which areas are out of
The concept of defensible space formulated by bounds.
Oscar Newman has been introduced in the previous
Question relating to layout. It is also an extremely Creating a sense of ownership and privacy in the
important consideration in the design and manage- communal spaces of a residential scheme encour-
ment of the public realm. ages their regular use, and will help foster a pride in
both the private and public realms.
There are many examples of development where
boundaries of public and private space have been
deliberately blurred in an attempt to encourage
greater level of communal life amongst residents.
This noble aim has worked in some situations but in

In this sketch design,

semi-private space shared
by the dwellings is clearly
separated from the public
streets, either completely
enclosed by terraces or
separated by railings.
 65

Private areas should be well delineated and should

include at least one area for sitting out without
being directly overlooked. On the whole this means
that rear gardens should be bounded by a wall
or fence of sufficient height to prevent people
from looking in. Front garden areas and balconies
will naturally expect a lower level of privacy – as
part of helping to provide a good level of passive
surveillance over nearby public realm – but should
nonetheless clearly demarcate private space from
public through provision of low planting, walls or
semi-transparent boundary treatments such as
railings.

SITE
This development in Dalkey, Co. Dublin encloses a public
square while providing walled, private gardens to the rear.

Landscaped Courtyard-
shared by existing houses

NEW SILLOGUE ROAD

Landscaped Cul-de-sac
with Pedestrian Link

DANE ROAD

BALBUTCHER LANE

residents car parking

In Ballymun, poorly defined public and private space had

been a problem of the original scheme. This scheme which
forms part of the current regeneration clearly delineates
defensible front gardens facing onto well overlooked
public roads, with private gardens to the rear.
66
01 66

8 Public Realm:
How safe, secure and enjoyable
are the public areas?

Public spaces, on the other hand, should be defined

as being public by their lack of restriction of access.
In most situations this means that there should be
easy access between and visual link – for example
streets and green space. The exception to this is
where play areas are located near to fast moving
traffic where children will need to be prevented from
running out into traffic.

In semi-private spaces where access is restricted to a

small group of people, such as communal courtyards
within perimeter blocks, the opportunity exists for
a less stringent approach to defining private space.
Since all users of the communal space should be
aware of ownership boundaries, significant benefits
can arise from encouraging residents to have a
greater sense of ownership over communal areas.

Private open spaces at Adamstown, Co. Dublin add character to this communal space but are well separated, giving
privacy and a degree of security. Good overlooking of the communal space helps foster a sense of ownership.
 67

Roads and parking areas are considered

as an integral landscaped element in the

Private gardens
design of the public realm.

As described under Question 7, the philosophy

behind Shared Spaces regards the car as a natural
part of our streetscape which, with appropriate
design and controlled speeds, need not conflict with Planted streetscape with defined parking
the objective of creating pedestrian-friendly, attrac-
tive streets.

Private decks
Many existing streets in cities and towns show how
low to medium traffic movements can be combined
with a pleasant residential setting, including on-
street parking where street widths permit.
Semi Private
Square
Aside from well-trafficked routes where car speeds
will need to be higher, the public realm should be
designed to accommodate cars as the guests of
other users. This means that the focus of designers
when making decisions about materials and

SITE
landscaping of roads should be on the creation of
attractive pedestrian friendly areas that are able
to accommodate vehicular traffic moving at slow
speeds. Traffic speed should be controlled through
the layout of buildings and spaces rather than with
Public street
remedial measures such as speed ramps or chicanes.

Parking areas should also be integrated into the

design and layout of the slower movement routes in Clear consideration and definition of streets and parking
recognition that areas of parked cars can also serve areas in Hanover Quay.
to slow traffic.

In Newcastle, Co. Dublin, parking is treated

as part of the landscaping in order to build
the feel of a residential courtyard rather
than a communal car park. The detail treat-
ment (e.g. low kerbs and cobble paving)
helps build the sense that this space has
been designed for the needs of residents
rather than cars.
68
01 68
 69

HOME

The home and immediately surrounding area can have an

important influence on residents’ quality of life. Homes
should be sufficient in size to enable people to live comfort-
ably through different stages of their lives, and should have
high levels of amenity that make living there pleasurable.

As well as meeting current needs, people’s homes will need

to be capable of adapting to their own changing needs or
requirements imposed by environmental or technological
changes. A home is the largest investment that many people
will make and they need to be assured that their investment
will continue to meet their needs now and in the future.

HOME
But, whilst meeting basic needs is important, people need
to be happy in their homes – and the architecture, design
and landscape design of their property is a vitally important
element in ensuring high levels of satisfaction.
70
01 70
Adaptability:
9 How will the buildings
cope with change?
RELATED DEHLG POLICY *
The location of major new
residential development will be
determined by the development
plan and the impact of climate
change. The increased potential
for flooding or coastal erosion
must be considered
The promotion of sustainable
design and layout and of renew-
able energy will complement the
energy objectives of the Building
Regulations
Larger residential developments
offer the potential to benefit from
renewable energy sources within
the district or even the site
* Policy references taken from Sus-
tainable Residential Development
in Urban Areas: Consultation Draft
Guidelines for Planning Authorities
POSITIVE INDICATORS
• Designs exploit good practice lessons, such as the
knowledge that certain house types are proven to be
ideal for adaptation
• The homes are energy-efficient and equipped for chal-
lenges anticipated from a changing climate
• Homes can be extended without ruining the character
of the types, layout and outdoor space
• The structure of the home and its loose fit design allows
for adaptation and subdivision, such as the creation of
an annexe or small office
• Space in the roof or garage can be easily converted into
living accommodation
The success and sustainability of a housing devel-
opment can be measured by its longevity. Much of
the most successful housing of the past is still in use
because it has been able to adapt to changing circum-
stances – for example by adapting to changing family
sizes, different forms of space heating and increased
car ownership.
For environmental and economic reasons, we need to
ensure that the housing we build now will continue to
fulfil its function for many years in the future.
Question 5 addressed the issue of providing housing
that is energy efficient in use in order to mitigate the
effect of their development on climate change and
other environmental concerns. This Question builds on
that discussion and considers the benefits of designing
adaptable, loose-fit homes for the future.
The benefits that can be derived from providing adapt-
able homes can also be extended to designing whole
neighbourhoods that are easily able to change to meet
the needs of changing residents. Such neighbourhoods
are often higher density, compact and walkable places
that prioritise pedestrian movements. One of the key
ingredients in successfully adaptable neighbourhoods
is a stock of high quality adaptable homes.
 71

Designs exploit good practice lessons,
such as the knowledge that certain house
types are proven to be ideal for adaptation
Designers should allow themselves to learn from
successful types of homes that have managed to
successfully stand the test of time. New homes
should be designed to meet the needs of the early
21st century – and be recognisably of their time. But
to increase their chances of surviving for more than
a generation, they will need to incorporate some of
the key features from pre-existing housing types.
Lessons drawn from Georgian and Victorian terraces
and town houses show that generous space stan-
dards and an intelligent arrangement of space can
allow the property to be split up in different ways.
There are choices in the basic form of homes. Wide-
fronted, shallow units provide advantages in extend-
ability and natural daylighting. Narrow-fronted ,deep
units can be more efficient in block layout.

Improved proportion of
house to garden when
seperation distance used
Opportunity to maximise Efficiency in block layout
light, views and ventialtion

Opportunity to substantially
extend Living
Vertical circulation to side
Kitchen gives greater flexibility
Dinning Living Kitchen
Non-structural internal
walls facilitate alterations
Dinning
Smaller external wall area
Minimise dominance of cars reduces heat loss
in front gardens

Comparison of wide-fronted, shallow plan

(left) and narrow-fronted, deep plan (right).

HOME

The 19th century typology of the terraced house has proven its ability to adapt with relative ease to the requirements of
different generations over the years.
72
01 72

9 Adaptability:
How will the buildings
cope with change?

The homes are energy-efficient and Homes with a high thermal mass operate like large
equipped for challenges anticipated from a storage heaters – by storing and releasing heat in
the winter and preventing heat from penetrating
changing climate
into the building in summer.
Current climate change scenarios1 predict dryer
Passive solar design principles:
warmer summers and warmer wetter winters for
Ireland and we need to ensure that the homes we Orientation
build will continue to provide enjoyable homes in • use the sun’s energy to reduce the winter heating
requirement
a climatically uncertain future. At the same time, • orientate main façade within 30 degree of south
we need to ensure that the homes we build are • locate living rooms on the south side
designed to be heated and cooled as efficiently as • avoid overshadowing
possible without producing unnecessary emissions
Considerations in design of form
which themselves contribute to climate change. It is • utilise thermal mass to store heat during winter
not a question of either/or – we must design homes and summer
that do both. • minimise glazing to north façade
• incorporate a draught lobby to act as thermal
buffer
Question 5 of this Guide discussed both mitigation • add a glazed winter garden to south façade
and adaptation at a site level basis, but it is at the
Ventilation and shade
level of the home where these issues will have a real • use natural ventilation
bearing on how people live. • night ventilation for summer cooling
• shade glazed areas
Of particular importance is how homes are insulated,
heated and cooled. The homes we build must be
well insulated to minimise wasteful heat loss.2 The
aim should be to design homes that are warm in
winter and cool in summer without the need to heat
and cool mechanically.

Inspired by both the past and other cultures, many

forward thinking home designers are increasingly
looking again at providing homes that, through
utilising features such as thick solid walls, are warm
in winter and cool in summer.

A combination of thermally efficient terraced housing and passive solar design, articulated well with contemporary
architectural treatment. In this case, the terraces have differing orientations to respond to the site and provide a garden
space.
(1) see www.enviroireland.com
(2) in line with Building Regulations, Technical Guidance Document L

Homes can be extended without ruining
the character of the types, layout and
outdoor space
Many home owners are extending their homes
– often within a few years of the date when they
were originally built. This is partly a response to the
increasingly high costs of moving, but also because
they want to personalise their homes or their circum-
stances have changed and they do not want to
leave a neighbourhood they have come to love.
Homes should therefore be capable of being easily
extended without detracting from their appearance
or the amenities of the home or its immediate neigh-
bours. This is especially needed in homes which are
designed to be smaller in order to allow less affluent
buyers to access certain locations.
Potential
Expansion
An example in which house extensions can be built over a single storey return without compromising private open space
or privacy.
73
Designers are encouraged to think about how the
homes they design could be extended in the future.
As described above, the shallow plan form of many
houses designed in the latter 20th century sought to
achieve precisely this. As the rooms should be laid
out to permit future additions, the garden areas of
extendable homes should be of adequate propor-
tions to allow future enlargement of the home
without leaving it with an insufficiently sized private
garden area.
It may be appropriate for housebuilders to show the
future extensions in the design of the home in order
to show that such future adaptations would not
affect both the living environment within the home
itself or neighbouring properties, would allow for an
adequate private open space provision, and would
not harm the character or appearance of the home.
Such pre-designed extensions could even prove
a valuable marketing tool, especially if planning
approvals are in place.
HOME
Two storey terraced houses in this example
are designed so that occupiers can add a
third storey as the need might arise in the
future. The consideration of this potential
in advance creates a streetscape which,
while varied, still reads as a coherent
whole.
extendable areas which
don’t impact on the street
First floor extensions do not
impact on gardens
74
01 74

9 Adaptability:
How will the buildings
cope with change?

The structure of the home and its loose fit
design allows for adaptation and subdivision,
such as the creation of an annexe or small
office
As described above, one of the key reasons why
Georgian and Victorian homes remain popular today
is their generous space standards and easily adapt-
able layout that accesses all rooms from a central
hall/stairwell. This means that these homes can
be altered to incorporate a home office or granny
annex or even sub-divided into self-contained apart-
ments or commercial uses. Such layouts mean that
people are able to stay in larger family homes as
they get older by sub-dividing the house to provide
an income and ensure a more efficient use of space
they no longer need.
As well as layout, the structure of the home is also
important. Firstly, if a home is being designed with
a view to allowing it to be sub-divided, then the
internal walls and floors will need to be of solid
construction in order to ensure adequate protection
from fire and sound transmission. However, this can
create limitations in use – for example by making
it difficult to remodel the interior of the building
without major structural work. As such, this type
of construction should only be used for the larger
homes which lend themselves more readily to sub-
division.
For smaller homes, it may be appropriate to design
the building so that the internal walls can be
removed without affecting structural integrity. The
cross-wall house design that was popular in the mid
20th century has proven a very adaptable building
form since only the side walls and internal floors
perform any structural function – freeing up the
interior to be easily remodelled to suit the particular
needs of the occupants. These homes have proven
very popular with current home owners seeking to
remove internal walls to create an open-plan layout.
Additionally, since the front and rear elevations are
not structural, this building type allows for the easy
redesign of facades to suit the internal layout.

Three storey single Duplex apartment

dwelling above

Shared hall or
separate external
steps.

Ground floor
converted e.g. self-
contained flat or
office use.

A simple layout which allows conversion of rooms or different floors as needs change.

Space in the roof or garage can be easily
converted into living accommodation
Perhaps the most common way of enlarging a
home’s living space is to do so without physically
enlarging the building – by converting the attic or
garage. Such alterations are often a cost effective
way of increasing the size of a home and will often
not require planning permission. However, whilst
many older houses lend themselves to this kind
of alteration, many modern home designs make it
more difficult.
In order to provide a loft area that is capable of being
extended into, the following design factors will need
to be considered in the initial design of the house:
• The pitch of the roof will need to be sufficient
to provide adequate floor-to-ceiling dimensions
– taking into account the requirements for insula-
tion.
• The useable space should be free of structural roof
timbers.
The roof spaces of this development in Westport Co. Mayo have been designed to allow
attic conversions without needing to extend the external envelope of the houses.
75
Similarly, when designing a home that contains a
garage that would lend itself to conversion, house-
builders will need to consider:
• Whether the conversion of the garage would inap-
propriately displace the parking provision
• That the space is of appropriate dimensions
– taking into account the need to provide a second
internal skin or insulation.
• How the change from a garage door to window
would affect the appearance of the front of the
home.
As with extensions described above, designers
should consider how these alterations would be
carried out in order to provide homes with in-built
adaptability and providing plans that show how
this could be done would be a valuable part of the
marketing process.
HOME
76
01 76
Privacy and Amenity:
10 How do the buildings provide
a decent standard of amenity?
RELATED DEHLG POLICY *
Residents are entitled to expect
that their new homes will offer
decent levels of amenity, privacy,
security and energy efficiency
Planning Authorities should
require that daylight and shadow
projection diagrams be submitted
for all proposals involving build-
ings of significant height.
Privacy, which can created by
providing “defensible space”
is an important element of
residential amenity. Back to
back rules should not be applied
insensitively and the careful posi-
tioning of windows can prevent
overlooking even with shorter
back-to-back distances.
* Policy references taken from Sus-
tainable Residential Development
in Urban Areas: Consultation Draft
Guidelines for Planning Authorities
POSITIVE INDICATORS
• Each home has access to an area of useable private
outdoor space
• The design maximises the number of homes enjoying
dual aspect
• Homes are designed to prevent sound transmission by
appropriate acoustic insulation or layout
• Windows are sited to avoid views into the home from
other houses or the street
• The homes are designed to provide adequate storage
including space within the home for the sorting and
storage of recyclables.
Privacy and amenity are extremely basic human needs.
Such matters are particularly important in higher
density schemes where good space standards, sound
insulation and access to private open space can make
the difference between acceptable urban living and a
poor living environment.
Departmental design standards 1 for apartments are
of particular relevance to this issue in higher density
schemes. The principles, such as for storage, contained
within the document are, however, transferable and
designers should also pay close attention to the docu-
ment when designing lower density schemes.
The core objective should be the creation of homes
that people are proud to call home and which
encourage people to continue living in the develop-
ment and contributing towards a strong, sustainable
community.
(1) Sustainable Urban Housing: Design Standards for Apartments; www.environ.ie
 77

Each home has access to an area of

useable private outdoor space

All homes, including apartments should have access

to an area of outside space where the residents can
comfortably sit without being directly overlooked.
The space should be orientated to get direct
sunshine for at least 1 hour during the summer
months.

This sitting out area should be located immediately

adjacent to the main living area of the home and
should be conceived as an outside living room.
This allows for an extension of the living space on
dryer or warmer conditions. The area should be of
adequate size proportionate to the size of the home.
As a general rule of thumb, the space should be big
enough to allow all occupants of the dwelling to sit
out at the same time.

HOME

The garden can become an extension of the living space,

both in use and visually, if barriers are minimized between
them.

Different types of private outdoor space for an apartment

scheme in Tralee, Co. Kerry, including balconies of a
useable size.
78
01 78

10 Privacy and Amenity:

How do the buildings provide
a decent standard of amenity?

The design maximises the number of

homes enjoying dual aspect

Dual aspect homes provide residents with a greater

level of amenity within their home. By ensuring
that at least part of the unit receives direct sunshine
for part of the day, this typology reduces the need
to make use of artificial illumination. This both
improves the standard of living inside the flats and
uses less energy.

The requirement to maximise dual aspect units

needs to be balanced with the objective of creating
a coherent block form. Whilst most homes within
the development should be dual aspect, single
aspect homes could be provided where there is a
demonstrable case in terms of benefits to the layout,
consideration of the unit size and its orientation. An apartment block utilising an atrium
space can allow a greater proportion of
dual aspect dwellings, if carefully designed.
Designers should also consider how the scheme will
provided a good mix of rooms for each elevation
to provide a varied elevational treatment of the
building and also ensure that all sides of the building
provide a good level of passive natural surveillance.

The use of wide fronted units can allow for a greater The requirements of the urban block and the hierarchy of
degree of light and dual aspect to more rooms and streets are considered, while maximizing the dual aspect
activities, as in this example at Loughrea, Co. Galway. units in this proposal for housing at York Street, Dublin.
 79

Homes are designed to prevent sound

transmission by appropriate acoustic insula-
tion or layout

People’s enjoyment of their home should not be

affected by the actions or amenities of neighbouring
occupants. By the same token, homes in more urban
locations should be protected from the ambient
noise associated with more central locations.

While many people enjoy the vibrancy of living in

urban centres, for most people their home is an
oasis away from the hustle and bustle of life and the
design of the housing should reflect and support
that.

A good level of sound insulation can be provided

through the careful choice of building materials in
the development. Additionally, designers should
explore ways in which good levels of sound insula-
tion can be provided through the design and
layout of the homes. As a general rule, this means
that bedrooms should not be located immediately
adjacent to neighbouring property’s living areas, and
people’s outside sitting areas should not be imme-
diately adjacent to their neighbours. As an example,
winter gardens - glazed spaces similar to enclosed
balconies - can be used to provide acoustic separa-
tion from noisy streets.

HOME

Winter gardens, used here on the street elevation of upper level

apartments, can provide a buffer to outside noise.
80
01 80
10 Privacy and Amenity:
How do the buildings provide
a decent standard of amenity?
Windows are sited to avoid views into the
home from other houses or the street
People now expect high levels of privacy inside the
home and private areas of their garden. This does
not however always mean retreating behind high
walls and hedges – and house designers can play a
role in mediating between people’s desire for privacy
and the creation of active frontages which animate
the street and make it feel safe through overlooking.
Homes that front onto the street should usually
not contain windows that can be looked into by
passing pedestrians. This separation can be achieved
through the provision of a small front garden and/
or through a slight change in levels to ensure the
windows serving habitable rooms are raised up. This
‘Georgian section’ can be seen to work well in most
of Dublin’s inner suburbs – combining good levels of
privacy with good natural surveillance of the public
realm.
Example of angled windows used to avoid views into adjacent
apartments.
As well as providing a good level of privacy from the
street, it is important that rooms and private outside
sitting areas are not directly overlooked by neigh-
bouring residents. Rather than establish a minimum
window-to-window standard, the aim should be
to assess the impact on privacy of each layout and
home design based on:
• The site’s location and residents expected levels of
privacy.
• The size of the windows – both those overlooking
and overlooked
• Changes in level between overlooking windows
• Ability to screen/partially obscure views through
design or judicious use of planting
Balancing potential conflict:
Privacy and density
The desire to create higher density developments
in the interest of sustainable design may appear
to conflict with the requirements of privacy and
overlooking.
Higher densities should not be achieved at the cost
of good quality, private residential amenity.
In order that rigid application of rules on over-
looking and distances do not preclude appropriate
densities, where distances may not be sufficient
to achieve privacy between dwellings, alternative
design solutions may be considered. For example,
angled windows with directed views may be used
where sufficient daylight and sunlight to internal
rooms can be guaranteed.
Public Open Space
VIEWS directed to the
public open space
 81

The homes are designed to provide

adequate storage including space within
the home for the sorting and storage of
recyclables.

Alongside privacy, amenity space and daylighting,

the level of storage available inside the home is of
increasing importance.

Amongst other issues, affluence is leading to people

accumulating more and more goods – most of which
will need to be stored in the home.

At the same time, the drive to encourage people to

recycle more means that people are storing more
recyclable goods in the home.

It is therefore important that all homes are equipped

with adequate storage. This should include space
within the kitchen for the sorting and storage of
recyclables, space for the storage of various goods
away from view, and space within bedrooms for a
good sized wardrobe.

The principles of the Department of the

Environment guidance on storage for apartments
can also be applied to houses.

Internal storage HOME

External storage
for recycling

Ground Floor

Recycling storage integrated into the front External storage to ground floor duplex apartments,
garden of a terraced house. Hanover Quay, Dublin.
82
01 82
11 Parking:
How will the parking be
secure and attractive?
RELATED DEHLG POLICY *
Most residential streets include
on-street parking where street
widths permit
Car parking can be provided in
an on-curtilage arrangement or
in a grouped format depending
on the type of layout proposed.
In the latter case it should be well
overlooked by adjacent dwellings
and properly landscaped.
* Policy references taken from Sus-
tainable Residential Development
in Urban Areas: Consultation Draft
Guidelines for Planning Authorities
POSITIVE INDICATORS
• Appropriate car parking is on street or within easy reach
of the home’s front door.
• Parked cars are overlooked by houses, pedestrians and
traffic, or stored in secure underground or podium
arrangements
• Parking is provided communally to maximise efficiency
and accommodate visitors without the need to provide
additional dedicated spaces
• Materials used for parking areas are of similar quality to
the rest of the development
• Adequate secure facilities are provided for bicycle
storage
How parking is dealt with on a development site can
significantly affect the success of a development. The
most successful developments tend to provide suffi-
cient parking to cope with demand in a way that does
not overwhelm the appearance and amenities of the
public realm.
Whilst developments should be sited and laid out to
encourage the most sustainable modes of transport,
people will still expect to be able to own and safely
park a car – even if they don’t use it on a regular
basis. Many developments that have sought to restrict
car-ownership through limiting parking spaces have
found that ownership levels are in reality higher than
expected. The consequence of this can be informal
parking elsewhere in the scheme which can inconve-
nience residents and detract from the quality of the
place.
Providing sufficient parking for residents’ vehicles can
also help them to choose more sustainable modes
of transport in the knowledge that their cars will be
parked safely and securely at home.
 83

Appropriate car parking is on street or is

within easy reach of the home’s front door.

Some of the most successful neighbourhoods in our

towns and cities manage to efficiently accommo-
date relatively high levels of parking on the street.
Unallocated on street parking has been proven to be
particularly efficient in use since it allows an offset-
ting of parking provision between the homes in the
neighbourhood. This offsetting allows households
with relatively high levels of car ownership – for
example parents with teenage children, to utilise
space freed up by households that do not own a car.
Offsetting also works at different times of the day.

On street parking is also preferable to remote

parking courts in that it allows people to park
their cars relatively close to their homes. As well as
convenience, this will increase both the security of
the vehicles and the safety and security of people
walking between their cars and homes.

On street parking can also bring benefits to the char-

acter of the public realm as cars are confined to their
most natural environment – the street and thus are
not allowed to dominate other areas of the public
realm. Judicious use of street tree planting can also
further soften the effect resulting in streets with a

HOME
high degree of amenity.

Parking overlooked on street in front of apartments On-street parking in a residential development immedi-
ately accessible from front doors.
84
01 84

11 Parking:
How will the parking be
secure and attractive?

Parked cars are overlooked by houses,
pedestrians and traffic, or stored in secure
underground or podium arrangements
One of the key ways in which the security of parking
areas can be improved is by ensuring that they enjoy
high levels of passive natural surveillance through
overlooking. Overlooking can be provided from
windows of neighbouring properties, passing pedes-
trians and cars and, as described above, parking cars
on street will successfully achieve all three.
Parking areas that are overlooked will mean that
people are happy to leave their car there. Parking
areas that do not feel secure tend to be avoided by
drivers – leading to high levels of casual and inap-
propriate parking.
Where on street parking cannot be utilised, parking
courts should be designed to be secure. Parking
courts with open access and which are not over-
looked tend to be a focus for anti-social activity and
car crime.
Basement or podium parking has been seen to
work very well in urban locations but the cost and
ongoing maintenance commitments can make this
unfeasible in lower density housing developments,
where private parking courts with restricted access
may be more appropriate.

As well as providing security against theft of or from

cars, ensuring such areas are overlooked will increase
the safety – both real and perceived – of people
parking their cars in these communal areas.

A higher density development with basement parking

within the footprint of the buildings.

A lower-density development providing surface parking in a combination

of on-street spaces and spaces within well over-looked courtyards.
 85

Parking is provided communally to

maximise efficiency and accommodate visi-
tors without the need to provide additional
dedicated spaces

The two approaches to parking described above

– naturally overlooked parking on the street and
secure parking courts - are primarily intended to
protect cars and people walking between their car
and home. But these approaches can bring signifi-
cant benefits in terms of land efficiencies.

Designing for a form of development that accom-

modates people’s cars on their own plots tends to
lead to lower density forms of development. One of
the key reasons for this is that each plot will need
to carry enough parking to meet the ‘worst case’
needs of the occupants of the house and this can
often mean making room for 2-3 cars for each house
– even when it is not needed. As described above,
unallocated communal parking areas can allow
offsetting between neighbouring residents and at
different times of the day meaning that the total
number of parking spaces needed for a develop-
ment can often be significantly lower.

HOME

Parking spaces which are not allocated to any specific dwellings at a scheme in Killarney,
Co. Kerry. In this case, if residents don’t need a parking space it is available to visitors or
dwellings with multiple cars.
86
01 86

11 Parking:
How will the parking be
secure and attractive?

Materials used for parking areas are of

similar quality to the rest of the development

Successful residential schemes tend to consider

parking areas as part of the wider public realm,
constructed out of the same high quality materials
that they use in the more traditional areas of the
public realm.

On the other hand, in some recent developments,

parking areas are considered as an extension of the
roadway – covered with black-top and given very
little attention by landscape designers. As such they
let the rest of the development down.

As well as bringing benefits in terms of the appear-

ance of the development, treating parking areas in
this way will have the effect of allowing them to have
a dual function as hard landscaped urban spaces
when not required for parking.

Well landscaped parking areas will also have the

effect of reducing traffic speeds in these areas since
drivers will be aware that the space is not designed
for the car but permits access by the car. This is a
key part of the Shared Space philosophy set out in
Questions 7 and 8.

Parking spaces are well integrated with the landscaping of this residential courtyard at
Adamstown, Co. Dublin, adding to the quality of the space and signalling the priori-
tising of residential users over traffic.
 87

Adequate secure facilities are provided

for bicycle storage

As part of encouraging residents to choose more

sustainable forms of transport, schemes should
make adequate provision for cycles.
All of the points discussed above in relation to car
parking also apply to cycle parking – they should
be secure, overlooked, provided communally and of
good quality materials.

Where possible, cycle storage facilities should be

provided in or immediately adjacent to the home
in recognition of their relative ease of theft and
vandalism compared with the car. As part of this,
homes should be designed with generously propor-
tioned entrance halls that allow for the standing
of at least one bicycle. By making this provision,
housebuilders will also be bringing significant addi-
tional benefits for those needing to store prams or
wheelchairs.

HOME

Bicycle parking spaces provided adjacent to an apartment entrance.

88
01 88

Detailed Design:
12 How well thought through is the building and
landscape design?

POSITIVE INDICATORS
• The materials and external design make a positive
contribution to the locality
• The landscape design facilitates the use of the public
spaces from the outset
• Design of the buildings and public space will facilitate
easy and regular maintenance
• Open car parking areas are considered as an integral
element within the public realm design and are treated
accordingly
• Care has been taken over the siting of flues, vents and
bin stores

The preceding chapters have shown how design can

RELATED DEHLG POLICY *
Each residential scheme should
be designed to make a positive
contribution to its surroundings,
take the best advantage of its
location, have an appropriate
sense of identity and place and a
logical hierarchy of places within
the scheme
Quality maintenance of
completed residential develop-
ments is an intrinsic element of
their long-term sustainability
positively affect the success of a housing development
from the scale of the district through to the individual
dwelling.
While strategic considerations such as location,
connections, and sustainability will determine much
of the success of a scheme, the finished quality can
have a significant effect on a development’s character,
sense of place and legibility. Quality in the detail of the
architecture and landscape design will help each of the
elements covered by the previous 11 Questions meet
their full potential.

Local authorities are not

obliged to take in charge “gated
community” or holiday home
developments. A management
company may be appropriate
for any site which is not taken in
charge by the local authority

* Policy references taken from Sus-

tainable Residential Development
in Urban Areas: Consultation Draft
Guidelines for Planning Authorities
 89

The materials and external design make a
positive contribution to the locality
The architecture and landscape design of the
scheme should work together to make a high quality
coherent scheme. It should be designed to respond
to its context – so that it is rooted in its place, and at
the same time make full use of available advances
in building technology and best practice – to
make a development of its time. Issues of style and
taste should not be allowed to stand in the way of
providing a high quality scheme and are largely
irrelevant to how a development will work.
used throughout. Particular attention should be paid
to the materials used in those parts of the public
realm that will be well used such as central public
spaces and streets.
Whilst good quality materials might add to the
construction costs, they will undoubtedly reduce the
overall maintenance burden for a development over
the course of its predicted lifespan and investment
in this area is well advised.

The core aim should be to provide a development

that – through careful and sensitive use of building
and landscape design – serves to improve upon the
current situation.

Regardless of the overall style of the development,

careful attention should be paid to the materials

HOME
A contemporary treatment of materials, creating an
identity at a residential scheme at Balgaddy, Co. Dublin.

Higher quality, robust materials can reduce Materials used to connect a scheme to local place and and tradition.
maintenance costs.
90
01 90

Detailed Design:
12 How well thought through is the building and
landscape design?

The landscape design facilitates the use

of the public spaces from the outset

As stated under Question 8, the core objective of

public realm design should be to create spaces
that are attractive and pleasant to use. Detailed
landscape design has a core role in ensuring that the
materials and planting used for the public spaces
facilitate their use throughout the seasons. This
means providing a variety of spaces and surface
treatments that enable good access whatever the
weather.

The choice of planting and materials should, impor-

tantly, enable access and use of the public spaces
from the time of the first occupants moving into the
development. Many housebuilders know that early
investment in the planting and landscape design of
the public realm will help to highlight the quality of
the development.

The current regeneration of Ballymun places importance

on good quality landscaping, as an integral part of housing
renewal.

Public open space provided as part of the first phase of A landscape scheme completed for the
a residential development at Milltown in Dublin, created initial occupation can help emphasise the
an amenity around which later phased development was quality of the scheme on completion.
built.

Design of the buildings and public space
will facilitate easy and regular maintenance
As well as an appreciation of design and landscape
quality, the perception that buyers have about how
easy the homes and spaces will be to maintain is
important. Homebuyers are becoming increasingly
discerning and in particular are demanding high
quality durable materials.
Developers should be encouraged to take a long
term view when designing their schemes. As well
as the careful selection of materials to ensure their
long term durability, the design of the buildings and
outdoor surfaces will have a significant role in on-
going maintenance.
A proposal for a hard landscaped residential space in
Dalkey, Co. Dublin in which stone references local tradition
while providing a robust surface.
91
Generally, simpler detailing of buildings and land-
scape will be easier to maintain.
Whilst schemes should also make full use of inno-
vative building technologies that do not require
regular maintenance, care should be exercised in this
area as new materials will sometimes reveal unex-
pected failings.
It is important to note that while hard landscaping is
easier to maintain, this should not detract from the
importance of green spaces for bio-diversity, visual
diversity and play.
HOME
Oak framed balconies, stone gabions and steel-
framed balconies provide a rich palette of durable
materials.
92
01 92

Detailed Design:
12 How well thought through is the building and
landscape design?

Open car parking areas are considered as

an integral element within the public realm
design and are treated accordingly

The careful choice of materials also extends to the

car and cycle parking areas. As stated in Question
11, the materials used for these areas should be of
a similar quality to that used in other parts of the
scheme’s public realm so that parking areas blend
seamlessly with the other parts of the public realm.

As well as careful choice of materials, the overall

approach to the design of parking areas should
ensure that they are integrated with the other public
spaces within the development. The core aim should
be the provision of a multi-use space that can serve
as car-parking. It should also contribute to the
amenity and provide a safe and welcoming point of
arrival for car users.

Car parking areas should be landscaped with street

tree planting to help mitigate against the often ‘hard’
appearance of parked cars and to provide visual
interest. Areas of planting should be located with the
objective of crime prevention in mind, for example it
should not obstruct over-looking or provide oppor-
tunities for hiding.

Car parking concealed within the landscape and activities

of a multi-use space.

Care has been taken over the siting of
flues, vents and bin stores
Very often even the best intentions can be destroyed
unwittingly through incremental additions to a
housing development such as TV aerials, satellite
dishes and bin stores. The cumulative effect of this
visual clutter can often affect the appearance of the
development to such an extent that it begins to lose
much of its clarity and identity.
Houses at Furry Hill, Co. Dublin where bin
stores and meter cupboards are integrated
into an overall design for the entrances and
front gardens.
93
Care should therefore be taken to ensure that the
paraphernalia associated with each house isn’t
allowed to dominate the visual appearance of the
development. So vents, flues, satellite dishes, TV
aerials, rain water goods, and bin stores should be
either located out of sight or should be made into
a positive aspect of the design through the use of
creative solutions.
Housebuilders should consider how the communal
provision of certain services, for example neighbour-
hood TV antennas, satellite dishes or recycling facili-
ties can help to reduce the level of visual clutter in
the street scene.
This scheme in Westport, Co. Mayo,
achieves a simple, uncluttered appearance
through successful integration of services
and well considered detailing.
HOME
94
01 94

In Practice: Applying the Criteria
Introduction to Section
The core aim of this Guide is to provide developers, designers and planners with the infor-
mation and backing they need to improve the design quality and sustainability of the
development schemes they are involved with and speed their process through the plan-
ning system.
This Guide will be useful when developers are select-
ing a site and briefing their design team; in helping
to frame design statements and planning applica-
tions; and in helping planning authorities to assess
the quality of submitted planning applications.
In order for a high quality scheme to be delivered, it
is essential that a good design process be followed.
Each project will throw up new challenges and
opportunities and all partners should be striving to
innovate and constantly improve their processes
– learning from their own experience and available
best practice.
This section of the Guide is structured around a
basic design process that might be used to deliver
a medium sized residential scheme, and in so doing
seeks to explain best practice design processes used
by successful clients, designers and planners. It is not
designed to be a model and care should be taken
not to apply the following processes unthinkingly.
However, some elements of best practice remain
consistent for all projects. Most importantly, it is
vital that a co-operative relationship be fostered
between the developer, designer, and local author-
ity. A professional and open relationship between
the main partners can help to ensure a better quality
outcome – often more quickly than if an adversarial
approach is pursued.
It is therefore important that early communication
be facilitated between the developer, local author-
ity and the main design professions involved in a
scheme. Early engagement is essential in order to
facilitate a shared thinking on the vision for the
lands.
95
Open dialogue between the main partners should
be maintained throughout the design process
– even after planning permission has been granted.
The final quality of the scheme will depend to a
large extent on the management and monitoring
procedures put in place. Unless a close eye is kept on
quality at the implementation stage, there is a real
risk that small seemingly unimportant decisions will
cumulatively destroy the quality of a project. Such
close management is also important when people
are living in a scheme.
To this end, the hierarchy of public open space needs
to be clearly established and the likelihood or appro-
priateness of the areas to be taken in charge. Clear
definition is essential between
• Public accessible space and amenity,
• Communal or shared space (for the use of the
residents only) and
• Private space as private gardens and balconies
The guide hopes to offer clarity to all participants
in the planning and development process. The 12
Questions contained within the Guide are based on
the known elements of successful places and it is
IN PRACTICE
suggested that they can be used as a framework for
key parts of the process – by the developer and his
agents when considering the acquisition of a site;
briefing the design team; during analysis and pre-
planning consultations; and when deciding planning
applications.
96
01 96

In Practice: Applying the Criteria

Site Selection

Most developers operate within fairly well defined
boundaries in terms of the product they build and
the type of buyers they target. But all developers
need to operate within a planning system that
rewards design quality and sustainability.
Developers should therefore take account of the
advice contained within this guide when searching
for potential housing sites. Rather than building
lowest-common-denominator housing that will
sell in a buoyant market, developers should aim to
create places where people will want to live. Such
places will be near vital facilities, transport links, and
amenities that people value – be it an urban park or
open countryside. But perhaps most importantly,
developers need to be sure that a site they buy will
receive planning permission – by reassuring the local
authority that the outcome will be sustainable and
of sufficiently high design quality.
Planning authorities zone lands for residential
development as part of their development plan,
but some zoned sites have different characteristics
and are suitable for different forms and intensities
of development. Additionally, whilst the principle
of development might be ni accordance with
the development plan, planning applications are
increasingly turning on issues of layout or detailed
design.
Establish design objectives
Once a site has been selected and been tested
against the 12 Questions, the developer should
clearly establish their core design objectives. These
should be written down at this stage to ensure they
are not forgotten once the project has become
increasingly complex.
Often for a developer, early design objectives will
centre around the financial aspects of the project
– for instance to ensure the scheme will return an
economically sustainable profit. Good design can
have a positive effect upon the profitability of a
scheme – both in the short term and long term.
Short term, a high quality design can increase the
‘per square metre’ sale price of a development and
can also create room for a greater quantum of devel-
opment on a site through the careful consideration
of density.
In the longer term, developers that become known
for producing a high quality product will be able to
engage more confidently with the planning system.

Developers are recommended to base their site

selection procedures around the 12 Questions in this
guide. Since the Questions are a distillation of the
qualities of sustainable and successful places, testing
a potential site against them will help to ensure that
the right sites are selected.
 97

The Design Team

Many developers will work with an established team Design competitions

of design professionals – either ‘in house’ or exter-
nally. For many, however, the particular challenges of
a development site will mean they need to select a
design team that is particular to the project.
Briefing for quality
It is important that all members of the design team
share a co-ordinated vision for the scheme, since not
doing so may risk the project and dilute its quality.
There should be a clear understanding between
design team members of what skills and resources
are required to bring the project to realisation.
Good clients tend to give the members of their
design team clear instructions. These should include
the core design objectives that the developer wants
to see achieved, how the members of the team
should work with each other and how they will
involve key partners – including local authority plan-
ners.
Design competitions are a good way of bringing
fresh and innovative ideas to a project and can
result in a higher quality scheme. Whilst care should
be taken when drafting the briefing material for a
design competition, the developer is often in the
strong position of being able to choose the proposal
that most closely fits with their design vision – even
if they may have difficulty in expressing it to a design
team.
Design competitions are often chosen for highly
prominent or exemplar sites and for this reason may
be promoted by a partnership formed of a private
developer and the local authority. In this instance,
the local authority will be able to provide detailed
guidance on what will be required in planning terms.

For larger scale projects, it may be appropriate to

establish conflict resolution procedures but in all
cases the developer should be clear about how the
project will be managed and structured.
The 12 Question structure of this guide can be
used as a framework for a design brief that will be
easily understandable and permit a consistency of
message throughout the project.
IN PRACTICE
98
01 98

In Practice: Applying the Criteria

DEVELOPMENT BRIEF The development brief is an output of a desktop

analysis of the site which should include reference to:
- the local development plan
- flooding information
- aerial photography (e.g. as available from internet)
- OS maps
- sites and monuments record
- utilities and services (e.g. public transport)

SITE ANALYSIS The site visit will identify the characteristics of the
subject lands and surrounding context. A S.C.O.T.
analysis (Strengths, Challenges, Opportunities, Threats)
will clarify information regarding destinations within
and outside the site (e.g. schools and retail) and
respond to potential linkages and vistas.

CONCEPT PROPOSALS Initial proposals respond to the parameters established

by the development brief and site analysis. They will
describe aspects of the scheme such as: Land use and
density range; open space hierarchy and built form,
boundary conditions and connections. It should also
identify any requirement for an E.I.A.

PRE-PLANNING Pre-planning consultation is designed to respond to

initial designs to encourage an interactive process,
CONSULTATION particularly for sites in excess of approx. 50 units.

REFINE PROPOSALS Design proposals are refined to reflect the P.P.C. which
may impact on both design brief and the resulting
design response. Issues such as developed site area,
access and density may be affected. If changes are
substantial, a further P. P. C. may be required.

PREPARE DESIGN A design statement explaining proposals will make

them easier to understand and may help to speed up
STATEMENT the assessment of applications. They will be required
for larger, more complex planning applications but
they can also be beneficial when making any proposal.
The criteria in this document may be used to structure
statements.

PREPARE PLANNING Once sufficient testing and consultation has been

APPLICATION carried out an application may be submitted. Refer to
DEHLG document Development Management (June
2007) for detailed guidance.

Development Brief
Local authorities and other state agencies frequently
promote sites within their control for residential
development and development briefs prepared for
such sites will inevitably include design guidance
setting out their objectives for the development.
Reference to the Department’s Guidelines can be
included in the briefs to assist designers and devel-
opers.
Private developers also prepare design briefs.
Many developers simply want to maximise
the development potential of the site and a
development brief can help to give them certainty
about what development options would be viable
– both in commercial and planning terms. In this
scenario, a designer will generate a development
brief from the objectives of the developer and policy
contained in the Development Plan and Local Area
Plans.
As with the design team briefs described above,
it would be beneficial for a Development Brief to
be set out in the same format of this guide. As well
as providing for an accessible document, this will
increase the chances of the final development
complying with the advice contained within this
document.
The vision
Core to the development brief will be articulation of
the vision for the scheme. The vision should be clear,
concise and outcome focused.
As part of the vision, the development brief should
explain how the development will respond to each
of the 12 Questions contained in this guide.
99
Development context
The development brief should clearly explain the
developer/local authority’s understanding of the
development context. This should include a discus-
sion of:
• The physical context: comprising existing built and
natural features on or surrounding the site
• The economic context: including the economic
case for development and how the proposal will
affect the local housing market
• The social context: in terms of current aspira-
tions for development and views held by existing
communities and how the proposal will affect the
existing social make up of the local area
• Policy context: including, but not limited to, rele-
vant planning policies and guidance.
Taken together, all of the above will help people to
gain an understanding of how the various oppor-
tunities and challenges provided by the site can
be exploited to best effect. Since the fundamental
building block of a successful community is a good
response to context, it is vitally important that this
information be set out clearly.
Development briefs should be relevant to the
proposed development and should avoid concen-
trating on largely irrelevant matters of detail, such as
long demolished historical built forms. Whilst they
will be informed by the past, they should concen-
trate on setting out a vision for a site’s future.
IN PRACTICE
100
01 100

In Practice: Applying the Criteria

Site analysis

The first step for any design team should be to
formulate a design response to the develop-
ment brief. This might entail carrying out a SCOT
(Strengths, Challenges, Opportunities and Threats)
analysis to identify potential barriers or paths to
progress.
It may also be useful to carry out this process visu-
ally – by marking opportunities and constraints on
a plan of the site and/or wider neighbourhood. This
exercise can be useful in helping to unlock prelimi-
nary design solutions and can also be beneficial in
using as a basis for future discussions – both within
the design team and with stakeholders and local
authority planners.
Character appraisal
After the key elements of the design brief have
been logged and visualised, the design team should
carry out a more detailed appraisal of the site and
surrounding area’s character. The most important
elements will have been set out in the design brief
so the detailed character appraisal should focus on
more fine-grained aspects of the physical context.
Movement analysis
Also important are the existing patterns of move-
ment in the local area and the potential for these to
be enhanced or benefited by the development.
As part of the design development, a detailed move-
ment analysis should be carried out by a team ideally
comprising roads engineers and urban designers.
Taking an integrated approach will ensure that the
outcomes will be functional in both traffic engi-
neering and design terms.
The movement analysis should look at existing
movement patterns and levels of traffic (by all
modes) in the areas surrounding the site. The anal-
ysis should then consider how these existing traffic
levels will be affected by traffic generated by the
development itself and natural growth over the next
few years.
The movement analysis should think about ways
in which existing and projected road traffic levels
can be reduced by the development of the site – for
example by diverting routes through the site rather
than around it.

This should include a: Central to the movement analysis should be a

• survey and logging of existing landscape features consideration of desire lines that bisect the site and
including trees, hedges, open water and topog- how opportunities generated by the development
raphy; can be utilized to help make connections between
• survey of existing built structures on the site and existing and proposed communities and to key
their location together with their architectural, amenities and facilities.
historical and cultural value and conversion poten-
tial
• visual and/or photographic survey of local archi-
tectural character types, including predominant
built forms, architecture and materials
• analysis of existing layouts and arrangement of
buildings and open space in the surrounding area.
This might include a block plan that shows the
overall area and location of built form and open
ground.
• photographic survey of views both in to and out
of the site – highlighting visual links to prominent
landmarks that might be possible to use to create
interesting vistas.
 101

Concept Proposal

There is rarely only one possible solution to the

development of a site, even if the character and
movement analysis seem to strongly indicate a
preferred route forwards. There is, however, usually
one option that stands above the others in terms
of its potential to provide a highly sustainable, well
designed place that people want to live in.

The best way to uncover the best possible solution

for the development of a site is to sketch up a series
of options that demonstrate different interpretations
of the development brief and various analyses. Each
option should in itself be compliant with relevant
policy and guidance and be capable of being deliv-
ered. Options that have been drawn up to make up
the numbers without any thought should not be
accepted as they will not provide a sufficient basis
for the testing of the design objectives.

Once options have been generated, the design team

should set about testing them. The testing process
Example of Village Extension Site: Site Analysis should include:

1. How the option will deliver the vision that has

been established at the start of the process
2. Consideration of whether the development is
viable in economic terms
3. Whether the option will allow for the creation of
usable buildings and space
4. How the proposal contributes towards sustainable
development

After full and rigorous consideration and testing of

IN PRACTICE

the options, a preferred way forward will emerge

that satisfies the requirements of the development
brief and represents the best outcome for the devel-
opment site. Such an outcome should be able to
demonstrate that it makes the most of the opportu-
nities created by the development whilst minimising
as many as possible of the negative aspects of the
development. The preferred option should also be
demonstrably viable and deliverable in economic
and practical construction terms.

Example of Village Extension Site: Concept Proposal

102
01 102
In Practice: Applying the Criteria
Pre-planning Consultation
Once the preferred option has been selected, the
design team should enter into detailed discus-
sions with the local authority planners. The plan-
ners should have been involved in the consultation
carried out at options testing stage, but this consul-
tation should be more bilateral in nature and focus
on working towards the grant of planning permis-
sion in a cooperative and constructive way.
Such discussions are vitally important to ensure
that any barriers to the scheme receiving planning
permission are identified and resolved before the
detailed aspects of the scheme get fixed. The earlier
problems are identified, then the easier it will be for
the scheme to be amended without incurring unac-
ceptable costs.
Many planners will happily enter into detailed
discussions at an earlier stage in the design process,
but focusing detailed discussions at this stage will
mean that the preferred option represents a firm
basis for ongoing discussions. The design team may
wish to present the discarded options to the plan-
ners in order to demonstrate that the preferred
option has come about following a rigorous process
of testing.
The material generated for the pre-planning consul-
tation with the local authority should present the
preferred option simply and clearly – setting out the
key features in enough detail to make the discus-
sions meaningful but leaving out extraneous detail
that may serve to distract away from the core issues.
Once the scheme has evolved to take into account
areas of concern that were discussed at the pre-plan-
ning consultation, a second pre-planning consulta-
tion may be required. This will usually only be neces-
sary for large or complex schemes.
Refine Proposals
Most significant development proposals should be
discussed at pre-planning consultations. Since the
aim of these early discussions is to identify potential
problems at a sufficiently early stage, every opportu-
nity to improve the scheme should be taken.
Applicants should be able to demonstrate that the
comments made by the planning authority during
initial consultations have been taken into account
in the development of the scheme. Where it has not
been possible to amend the scheme in response to
planning authority comments, applicants should set
out in full why such changes could not be incorpo-
rated.
The development proposal should now be ready to
be refined and detailed. Most of the important stra-
tegic elements should have by now been agreed and
there should not be a requirement to go back to the
planners with further detailed matters. The detailed
aspects of the design should however comply with
earlier statements or agreements.
Where matters of detailed design result in the
scheme becoming significantly different from that
which was discussed with at pre-planning consulta-
tions, it may be necessary to seek further agreement
on detailed matters before committing to a partic-
ular element of a scheme.
 103

Design statement Planning application

For larger or more complex schemes, design state-
ments are becoming a popular way of helping to
speed up the process of determining planning appli-
cations. By explaining the planning proposal in more
detail setting out the design decisions that have
been made, a proposal can be more easily appreci-
ated and accepted. For this reason many forward
thinking developers are voluntarily submitting
design statements alongside their planning applica-
tions as a matter of course (e.g. Cork City Council).
A planning application should only be submitted
once the necessary testing and consultations have
been carried out. A scheme that is submitted for
planning too early will find it more difficult to
demonstrate that the proposal has taken full account
of the site’s context. Applicants should make every
attempt to identify and resolve potential barriers to
the scheme receiving planning permission before
the application is submitted – and they should be
confident of receiving an approval.

At the same time, planners may find that their Such an approach cannot be taken without full
task of assessing the acceptability of a proposal is co-operation between the applicant and plan-
made easier when they are in receipt of supporting ners. Rather than taking an adversarial stance, both
information that shows that the proposal has been planners and applicants should see themselves as
prepared through a rigorous design process that working toward a common objective: the promotion
considered and rejected less suitable alternatives. As of high quality sustainable development.
a result, many planning authorities require design
statements to be submitted with certain types of The Department’s guidelines on Development
application. Management (June 2007) provide detailed guidance
on planning application submission requirements.
Design statements are advocated in the Guidelines
that this Guide accompanies. The Guidelines state
that they can be especially useful in explaining why
an exceptional or different design approach has
been taken or to show that a detailed character
appraisal has been carried out as part of the design
process.

A more uniform approach to setting out design

statements has significant merit in that it allows
those drafting and assessing the statements to be
working through a commonly understood process.
IN PRACTICE

It is therefore suggested that the 12 Questions

contained within this Guide will be useful in helping
to frame the structure of a design statement. By
structuring the design statement around answering
each of the 12 Questions – applicants will be able
to clearly demonstrate how their proposed housing
development complies with the requirements of the
Guidelines on Sustainable Residential Development
in Urban Areas. Additionally, planning authorities
will find the job of assessing design statements
against design policy easier, which will have the
effect of further speeding up the time taken to deal
with applications for residential development.
104
01 104

In Practice: Applying the Criteria

Assessment of planning applications Planning Conditions

The 12 Question approach contained within this
Guide has been formulated to easily lend itself
to the assessment of development proposals. By
distilling a range of urban design and sustainability
principles and objectives into 12 relevant questions,
the Guide has sought to encourage a more rigorous
assessment of these areas at planning stage.1
Planning conditions are a well established method
of controlling quality as they are often able to
suspend development until certain requirements
are complied with. Their success however often
depends on the ability and willingness of the local
authority to monitor and record compliance and
enforce against breaches.

In the same way as the 12 Questions can be used
as a basis for structuring design and access state-
ments, they can also be put to good use in helping
to structure pre-planning negotiations between
applicants and planning authorities .2
Planning conditions imposed on a planning permis-
sion should, where possible, be drafted in co-
operative discussions between the applicant and
local authority. This will ensure that the conditions
imposed are acceptable to both parties.

Basing the pre-planning discussions and design Alternatively, applicants may wish to draft planning
statements around the same 12 Questions which conditions themselves. As described above, this
will be used as part of the assessment of applica- will demonstrate a commitment to quality that will
tions will bring significant benefits. It will promote a increase levels of confidence in the eventual design
consistency of approach that will serve to improve quality.
planning processes and, therefore, improve the
quality of development outcomes. It will also serve
to foster a more collaborative approach between
developers, designers and planners with each
working towards a common objective of reaching
an optimal design solution.

Controlling Quality

It is important that the quality of the development

seen at planning stage is not degraded between
the award of planning approval and implementa-
tion. Unfortunately, exercises in value engineering
caused by unforeseen expenditures or market
conditions can result in the design quality of many
development proposals being watered down.

Many planning authorities have developed stan-

dard ways of seeking to control design quality
through measures such as planning conditions.
Many developers however, seek to take the initia-
tive in this area and establish or propose ways
in which quality can be controlled. By doing this
they are able to demonstrate their commitment to
quality and increase confidence in their scheme.
 105

IN PRACTICE
106
01 106
 107

APPENDIX 1: Case Studies

Analysis and Concept Proposal - Examples

The drawings in Appendix 1 show how a preliminary site anal-

ysis might be prepared for various urban typologies ranging
from village thorough inner/outer suburban to town centre.
Each analytic illustration seeks to identify the core constraints,
including:

• The context of the subject lands

• The immediately adjoining boundary conditions

• Potential links to local facilities such as shops and schools

• Ecologically or architecturally sensitive areas or sites and their

curtilage which require protection

• Areas prone to flooding

• Design opportunities which might be seized such as the incor-

poration of views or conversely the elimination of disamenity

Following on this simple site analysis, broad design proposals

might be suggested in a diagrammatic or semi-abstract form which
should illustrate:

• Vehicular circulation and pedestrian/cycling routes within the

scheme and their links to local facilities.

• The broad disposition of uses within the scheme and the

approximate range of densities in the case of residential blocks
and heights if appropriate.

• Broad urban design proposals such as landmark buildings or

continuous edges

• Proposals for the protection of ecology and the promotion of

biodiversity and water conservation.
APPENDIX
108
01 108

APPENDIX 1: Case Studies

Example of Village Extension Site

Site Analysis
 109

Concept Proposal

APPENDIX
110
01 110

APPENDIX 1: Case Studies

Example of Inner Suburban Site

Site Analysis
 111

Concept Proposal

APPENDIX
112
01 112

APPENDIX 1: Case Studies

Example of Town Centre Brownfield Site

Site Analysis
 113

Concept Proposal

APPENDIX
114
01 114

APPENDIX 1: Case Studies

Example of Institutional lands

Site Analysis
 115

Concept Proposal

APPENDIX
116
01 116
APPENDIX 1: Case Studies
Village expansion design scenarios
Scenario A - Common Issues
The Village Expansion site is examined to identify
varying solutions. In Scenario A below, a sample of
concerns, frequently encountered by local authori
Examples of poorly considered issues:
1. Lack of permeability can lead to the context of the
village being ignored and poor levels of inclusivity
2. Excessive set- backs from the street edge can lead to
lack of definition and loss of potential vitality on the
street
3. Easy Connectivity to the school site is not provided
4. The repetition of unit types and singular uses,
reduces variety of form and diversity.
5. The continuity of the Linear park amenity is inter-
rupted by the private development
6. Flooding and drainage are not considered in the
treatment of the River edge.
ties, are illustrated. The objective is that applying the
questions will facilitate avoidance of these issues.
7. There is no legibility or hierarchy in the open space
network, as most of it is ‘left over’ or uninviting
8. No clear routes for pedestrians are identified
9. Spaces lack differentiation and do not respond to the
orientation of the sun.
10. Connections and spaces and are edged by blank
walls and are therefore unsupervised and unani-
mated
11. Responses to boundary conditions do not attempt
to secure the access to neighbours rear garden walls
12. A single access point can mean a large insertion and
break the continuity of streetscape

Scenario B - Applying the criteria
The sketch design solutions should respond to the
various criteria questions and then form the basis of
the initial design statement.
Criteria
1. Context:
a. The layout evolves around the linkages to destina-
tions within the village
b. Design solutions secure the boundary to the
neighbours and provide access to the amenity of the
river edge
2. Connections:
The Neighbourhood connects to surrounding uses
e.g. school and village centre
3. Inclusivity:
A public space at the heart of the scheme invites
access for all
4. Variety::
a. House types range from terraces edging the pave-
ment to clusters of individual houses
b. Flexible uses are arranged around the public space
117
5. Efficiency:
a. Consideration of the river flooding and drainage
issues are made in determining the setbacks and
treatment to the linear park
b.External gathering spaces are orientated to the sun
6. Distinctiveness:
a. Access routes converge on the focal point of the
scheme
b. Vistas to a woodland outside the site are exploited
7. Layout:
a. Clear navigable routes for pedestrians are gener-
ated along desire lines
b. Layouts locate greens and public spaces edged
by own door and active uses. Communal clusters are
located as secondary spaces to the to the rear
8. Public Realm:
All public open space is overlooked and useable in
the passive riverside park or the children’s play area
APPENDIX
118
01 118

APPENDIX 1: Case Studies

Further illustration of potential solution

Existing village
 119

Proposed village extension

Illustrative block layouts

APPENDIX
120
01 120

APPENDIX 2: Glossary + Bibliography

Glossary

• Accessibility:
The ability of people to move round an area and
to reach places and facilities, including the elderly,
disabled and those with young children.

• Defensible space:
Public and semi-public space that is surveyed,
demarcated by real or symbolic barriers or main-
tained by somebody.

• Desire lines:
Normally the shortest route from one place to
another, but can be the most convenient, easy to
use or comfortable route

• Inactive frontage:
The edge of a building or space which offers no
opportunity for surveillance

• Legibility:
The degree to which a place can be easily navi-
gated and used

• Permeability:
The degree to which an area has a variety of
pleasant, convenient and safe routes through it

• Primary route:
A street upon which more movement, variety and
activity takes place than on smaller surrounding
ones

• Sight lines:
The ability to see directly from one place to
another. This often helps people find their way
around. Also known as visual permeability
 121

Bibliography

• National Spatial Strategy for Ireland 2002-2020 • Urban Design Compendium:

http://www.irishspatialstrategy.ie/ http://www.urbandesigncompendium.co.uk/ (Case Studies)

• Sustainable Urban Housing, • Lifetime Homes:

Design Standards for New Apartments, http://www.lifetimehomes.org.uk/
Guidelines for Planning Authorities, by DEHLG, September
2007
http://www.environ.ie/en/Publications/ • Design for Homes:
http://www.designforhomes.org/
• Quality Housing for Sustainable Communities,
by DEHLG, 2007
http://www.environ.ie/en/Publications/

• Draft Guidelines - Achieving Liveable Sustainable

New Apartment Homes for Dublin City
by Dublin City Council, 2007

• Cork Rural Design Guide

by Colin Buchanan and Partners Ltd and Mike Shanahan +
Associates, Architects,
published by Cork County Council 2003

• Louth Rural Housing Guide

reference: Louth County Council

• Galway County Council: Policy on Cluster Housing

reference: Galway County Council

• Safety by Design (UK)

http://www.securedbydesign.com/

• Manual for Streets

(Urban design led road standards)
published by (UK) Department of Transport, 2007
http://www.manualforstreets.org.uk/

• Development Management,
Guideline for Planning Authorities,
by DEHLG, June 2007
http://www.environ.ie/en/Publications/

• Office of Public Works (OPW)

http://www.opw.ie/ (Water/ Drainage/ Flooding)

• Cabe:
http://www.cabe.org.uk/ (Case Studies)
APPENDIX
122
01 122

APPENDIX 3: Image and design credits

Page Image Designer

17 National Building Agency National Building Agency
18 top National Building Agency National Building Agency
19 above right Ivan Lazarevic / Design for Homes Diamond Redfern Anderson
19 lower left Seán Harrington …
19 lower right Ros Kavanagh Simon J Kelly Architect
20 top Murray O’Laoire Architects Murray O’Laoire Architects
20 bottom Ivan Lazarevic / Design for Homes Murray O’Laoire Architects
24 above Mitchell Associates Mitchell and Associates/Muir Associates/
Jim Coady and Associates/Dr Brian Meehan
24 below Simon Wall Cox Power Architects
26 above Urban Initiatives Urban Initiatives
27 below MacCabe Durney …
29 top M. V. Cullinan Architects M. V. Cullinan Architects
29 middle M. V. Cullinan Architects M. V. Cullinan Architects
30 top, middle Ivan Lazarevic / Design for Homes Paul Keogh Architects
31 bottom Design for Homes Stockholm City Planning Bureau (masterplan)
32 R top Murray O’Laoire Architects Murray O’Laoire Architects
32 R below Ivan Lazarevic / Design for Homes Murray O’Laoire Architects
33 bottom Sheridan Woods Architects Sheridan Woods Architects
35 left Design For Homes Zedfactory.com
37 left O’Mahony Pike Lundgaard & Tranberg Arkitektfirma
38 top Dublin City Council Dublin City Council
38 below left David Churchill Jestico + Whiles Architects
38 below right Gerry O’Leary O’Mahony Pike
43 below Metropolitan Workshop Metropolitan Workshop
44 O’Mahony Pike Stockholm City Planning Bureau (masterplan)
45 Zedfactory.com Zedfactory.com
46 above M. V. Cullinan Architects M. V. Cullinan Architects
46 below HKR Architects HKR Architects
49 above Calary Photography/Park Developments Frank Gibney / Bord na Móna
49 below David Davison Sean Harrington Architects
50 below BRL Architects BRL Architects
51 middle Gerry O’Leary Newenham Mulligan Associates
51 below Denis Byrne Architects Denis Byrne Architects
52 above National Building Agency National Building Agency
52 below Calary Photography/Park Developments Frank Gibney/Bord na Mona
53 above Metropolitan Workshop Metropolitan Workshop
53 below Icon Architecture Icon Architecture
55 left O’Mahony Pike Brady Shipman Martin/O’Mahony Pike
56 Gerry O’Leary O’Mahony Pike
57 Richard Collins …
58 Metropolitan Workshop Metropolitan Workshop
59 below Eugene Gribbin Dun Laoghaire Rathdown Co. Council
60 National Building Agency National Building Agency
62 above right HKR Architects HKR Architects
63 CABE MacCreanor Lavington
64 CABE Stockholm City Planning Bureau (masterplan)
67 above HKR Architects HKR Architects
67 below Burke-Kennedy Doyle Architects Burke-Kennedy Doyle Architects
68 Ivan Lazarevic / Design for Homes O’Mahony Pike
69 below Ivan Lazarevic / Design for Homes O’Mahony Pike
73 below left Ros Kavanagh Derek Tynan Architects
73 below right Paul Tierney Boyd Cody Architects
74 above Stride Treglown Ecos Homes/Stride Treglown
74 Richard Mullane / Design for Homes Stride Treglown
75 below Sheridan Woods Sheridan Woods
77 Ivan Lazarevic / Design for Homes Simon J. Kelly Architects
79 left Ivan Lazarevic / Design for Homes Murray O’Laoire Architects
79 right Ros Kavanagh Derek Tynan Architects
80 above Ros Kavanagh O’Mahony Pike
80 below left Paul Keogh Architects Paul Keogh Architects
80 below right Sean Harrington Architects Sean Harrington Architects
82 left Design for Homes …
85 left Ivan Lazarevic / Design for Homes O’Mahony Pike
85 right Design for Homes Chetwoods
87 Ivan Lazarevic / Design for Homes Murray O’Laoire Architects
88 Gerry O’Leary O’Mahony Pike
89 Ivan Lazarevic / Design for Homes O’Mahony Pike
91 left MacCabe Durney …
91 above right David Davison Sean Harrington Architects
91 below right Taylor Architects Taylor Architects
92 above BRL Architects BRL Architects
93 left HKR Architects HKR Architects
93 right Tim Crocker Photography Feilden Clegg Bradley Studios
94 below Sheridan Woods Architects Sheridan Woods Architects
95 above Ros Kavanagh Simon J. Kelly Architects
95 below Eugene Gribbin Dun Laoghaire Rathdown Co. Council
103 MacCabe Durney …
110-117 MacCabe Durney …
120-121 Richard Collins …

Where not otherwise credited, remaining diagrams and images are by O’Mahony Pike Architects
 123

APPENDIX