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BfL12 Training
Leeds, March 19th 2013

Sue McGlynn, Garry Hall and Phil Smith
About&OPUN:&
• "We"operate"as"a"charity"with"low"overheads"
• "Design"review"
• "Not"for"profit""
• "Trusted,"independent"and"impar=al"""
OPUN"is"posi=oning"itself"as"the"leading&provider"of"""""""
BfL"12"training"in"the"region"working"in"partnership"with"
NoFngham"Trent"University"
The&role&of&Architecture&Centres:&

BfL12"training""
Support"and"advice"–"enabling"
Championing"the"use"of"BfL12"locally"
Built"for"Life"–"key"opportunity"for"local"centres"
Design Quality and
Subjectivity – all a
matter of opinion?
Phil Smith
The principles that
underpin Building for
Life 12
Sue McGlynn
Our vision is to
improve the urban
design quality of
house building in
England, helping the
country to build more
and better homes and
communities…
Introduction: Searching for character
How can we create places with a distinctive
character and their own sense of place?
The&&quest&&for&&character&
Movement
                               and
                               landscape



The DNA of
place
                                     Streets
             Neighbourhood




                             Open spaces/gardens




                      Building elements/materials
Settlement form: Movement and landscape


                           Urban form and functions


                                                 Building form:
                                                 Details & materials
1. Linking landscapes for humans + wildlife
           Balancing movement, access and ecology




         Tight urbanism v’s landscape




Hanham Hall, Bristol                    Whitehill Bordon Masterplan
‘Feel and function’:
                          Integrating sustainable drainage + waste




                                                        Upton – Northampton

Making landscapes: Swales, permeable surfaces and even waste treatment can shape character
Making space for green and blue infrastructure
2. Using landscape to generate character areas




Neighbourhoods"defined"by"landscape"and"topography,"Sherford"
Green corridors and streets
Green routes for the whole movement network
– from rural edge to town centre
3. Connections: Street spacing and walkability
    Connected streets and routes make places walkable
    and increase use of public transport




!
External&and&&
internal&links&
Leeds 190313
Streets are long-lasting elements of place
                 A key influence on place making and local identity




Streets: Give access and the potential
to experience places
Streets as attractive, social spaces…




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


Standard highways geometries make places look the same
Street design, street width, building placement:




Varying character in a neighbourhood
Long or short streets, wiggly or straight?
Front gardens or no front gardens? A walkable space or car-dominated?
4. Varying character by varying house
  types and styles
5. Time and personalisation add to character
                   at the largest and smallest scales




De Dijk, Rijswijk
6. Density and perception of density
Density: A measure not a quality
7. A sense of community focus
                        Community spaces




The Triangle, Swindon             Ypenburg, The Hague


 -  Allotments / community gardens
 -  Play space
 -  Facilities for sport
Landscape structure




Urban structure




Site structure
Building for Life 12:
Transition and
Remodelling
Why"the"Update?"
• "Comprehensive"spending"review"–"dissolu=on"of"CABE""
• "Slimmer,"less"resourced"Cabe"at"the"Design"Council""
• "NPPF"and"Housing"Strategy"
• "Growth"agenda"""
• "Quality"agenda"""
• "Fewer"resources"across"the"board"""
• "Deregula=on"–"red"tape"‘witch"hunt’""
• "Localism""
The&quality&picture&–&how&
was&pracCce&responding?""
CABE"(2007)""
CABE&(2010)&&
Leeds 190313
Leeds 190313
BfL&was&not&delivering&the&
change&expected""""
Could&we&add&value&by&
designing&out&issues&with&
BfL&2008?"""
Higher&res&v&lower&res&
Points&chasing&
Assessment&rather&than&
dialogue&based""
“…move'away'from'the'standards2based'
approach'and'back'to'being'a'star9ng'point'
                        for'nego9a9ons…”"""
Published"21st"Nov"2011"

Meant"to"‘get"the"
na=on"building’"
“This'Government'recognises'that'
what'we'build'is'just'as'important'as'
how'many'homes'we'build”"""
“Tools'such'as'Building'for'
Life'set'out'some'of'the'
features'that'are'useful'to'
consider'when'designing'
new'homes'and'
neighbourhoods”"""
“We'also'see'an'
      opportunity'to'adapt'
exis9ng'successful'toolkits,'
such'as'Building'for'Life,'to'
     support'communi9es”"""
“This'Government'aEaches'
   great'importance'to'the'
         design'of'the'built'
             environment”"""
“respond'to'local'character”"""

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

                                       “will'func9on'well”"""
“add'to'the'overall'quality'of'the'area”"""

                 “establish'a'strong'sense'of'
                 place”"""
“promote'or'reinforce'local'
dis9nc9veness”"""




                      “address'the'connec9ons'
                      between'people'and'place”"""
Leeds 190313
Remodelling&BfL&was&not&a&choice,&but&a&necessity&if&it&
were&to&survive&and&remain&relevant.""
Our vision is to improve the urban design
quality of house building in England, helping
the country to build more and better homes
and communities, by:
1. Providing a clear quality framework (clarity
and certainty for industry)
1.  Providing a clear quality framework
2.  Promoting design dialogue at the start of
    the process
1.  Providing a clear quality framework
2.  Promoting design dialogue at the start of
    the process
3. Help stimulate consumer demand for and
    recognition of better quality
1.  Providing a clear quality framework
2.  Promoting design dialogue at the start of
    the process
3. Help stimulate consumer demand for and
    recognition of better quality
4. Reward house builders for good design at
    point of sale
• "Remodelling"BfL"was"not"a"choice,"but"a"necessity"if"it"
were"to"survive.""
• "Could&we&remodel&in&a&way&that&secured&industry&
support&but&also&added&value?"""
Industry&frustraCon…&
“Rubbish”
Building for Life 12:
The questions and
how it works
Leeds 190313
Status&of&Building&for&Life&&&
3    sec=ons



12   ques=ons


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




Urban structure




Site structure
• "12"ques=ons"(ra=onalisa=on)""
• "More"accessible""
• "Designed"for"community"
engagement""
• "StarCng&point&for&discussions"""
• "No"scoring"regime""
• "Avoid"reds,"minimise"ambers,"
aim"for"greens""""
Start&the&process&with&all&quesCons&set&at&
‘amber’"""""
We&recommend&that&local&authoriCes&avoid&
fixed&thresholds,&i.e.&only&approve&12&‘greens’&&
12"‘greens’""
versus"
11"‘greens’"and"1"(robustly"jus=fied)"‘amber’?""
Underlying&principles:&



Building"for"Life"must"be"seen"as"facilitator"of"
quality,'speedy'growth"""""
Leeds 190313
Leeds 190313
Q1.&ConnecCons&

• "Prompts"you"to"think"beyond"the"red"line"
• "Suggests"overlooked"routes"as"best"prac=ce"
• "Warns"against"insular"developments"–"this"
would"score"a"‘red’"if"no"good"explana=on"is"given"
Leeds 190313
Leeds 190313
Leeds 190313
Q6.&Working&with&the&site&and&its&context&

• "Prompts"discussion"of"site"analysis"
• "Role"of"landscape"in"adding"character"
• "Highlights"the"need"to"integrate"natural"and"
human"systems"–"lots"of"research"to"support"this"
as"important"
Leeds 190313
Leeds 190313
Q7.&CreaCng&well&defined&streets&and&spaces&&

• "Recognising"the"value"of"the"street"as"the"key"
structural"element"of"urbanised"areas"
• "Role"of"landscape"in"defining"streets"and"spaces"
• "The"importance"of"perimeter"block"forma=on,"
logical"building"lines"and"corners"
Leeds 190313
Leeds 190313
Leeds 190313
Trn corner
Q9.&Streets&for&all&

• "Natural"signpost"to"MfS"–"user"hierarchy""
• "Prompts"put"emphasis"on"design"to"influence"
behaviour"
• "Also"talks"about"overlooking"
Leeds 190313
Leeds 190313
Leeds 190313
Q9.&Car&parking&

• "Stresses"convenience"–"as"this"is"how"people"
WILL"park"
• "Prompts"suggest"parking"in"the"street"as"an"
op=on"
• "Emphasis"on"overlooked"parking"too"
Leeds 190313
Leeds 190313
Leeds 190313
Leeds 190313
Q11.&Public&and&private&spaces&

• "Steers"discussion"to"le`"over"spaces"and"
ownership"
• "Prompts"you"to"think"about"loca=on"AND"
quality"of"amenity"space"
• "Fenced"play"areas"are"not"recommended"
Leeds 190313
Leeds 190313
Leeds 190313
Q12.&External&storage&and&amenity&space&

• "Gets"you"talking"about"these"issues"at"an"early"
stage"
• "Prompts"talk"about"bikes"and"bins,"but"also"the"
realis=c"use"of"garages"too"
• "Steers"you"away"from"unsecure"cycle"storage"
etc"–"overlaps"with"crime"preven=on"agenda"
Leeds 190313
Leeds 190313
Leeds 190313
Leeds 190313
Leeds 190313
Case&Study:&Manor&
Kingsway,&Derby&
Leeds 190313
Image credit: OPUN/HCA
Image credit: OPUN/HCA
Image credit: OPUN/HCA
Leeds 190313
Built&for&Life&awards&&
• "Built"for"Life"will"reward"developers"at"the"point"of"
sale"for"good"design.""
• "Annual"league"tables"–"possibly"the"first"being"
published"in"2014"to"give"the"industry"=me"to"respond."
• "Launched"6"February"at"Westminster"with"Nick"Bowles"
MP"and"Lord"Carlisle"""
• "Significant"interest"from"industry"in"the"scheme"
already"(and"this"is"before"the"launch!)"
• "‘12"green’"schemes"independently"verified"by"an"
architecture"centre"will"be"en=tled"to"apply"for"a"Built"
for"Life"licence"from"the"BfL"Partnership."
• "Local"centres"will"be"permided"to"charge"for"this"
service,"but"fees"will"need"to"be"agreed"collec=vely"so"
there’s"consistent"pricing"in"consulta=on"with"Design"for"
Homes"as"price"points"are"sensi=ve."
• "Licences"will"be"charged"per"market"rate"sale"unit"""
• "Local"centres"need"to"iden=fy"Building"for"Life"advisors"
to"undertake"these"reviews.""
Site&Visits&–&Using&
BfL12&in&the&field&
Leeds 190313
Leeds 190313
Leeds 190313

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Gh 22nd presGh 22nd pres
Gh 22nd pres
 
Opun feb 2012
Opun feb 2012Opun feb 2012
Opun feb 2012
 
Events 23 2888377614
Events 23 2888377614Events 23 2888377614
Events 23 2888377614
 
Events 22 3512061777
Events 22 3512061777Events 22 3512061777
Events 22 3512061777
 
Events 21 3988967833
Events 21 3988967833Events 21 3988967833
Events 21 3988967833
 
Events 26 1285766978
Events 26 1285766978Events 26 1285766978
Events 26 1285766978
 
Events 23 196142670
Events 23 196142670Events 23 196142670
Events 23 196142670
 

Leeds 190313