CIH presentation Space Standards What now and what next? What now and what next? Julia Park, Head of Housing Research, Levitt Bernstein Julia Park, Head Member of Housing of RIBA Research, Housing Group Levitt Bernstein Member of RIBA Housing Group
Levitt Bernstein what we do Multi-disciplinary, housing-based practice - established in 1968; studios in London and Manchester: 100+ staff Urban Design Architecture Landscape Research
Space standards are nothing new 1918 Tudor Walters Report (first real space standards; a reaction to poor living standards as WW1 ended) 1935 Housing Act 1935 (introduced bedroom sizes to help control overcrowding) 1944 Dudley Report (standards set in preparation for post WW2 reconstruction) 1961 Parker Morris Standards 2007 HCA Design & Quality Standards and HQI s 2010 London Housing Design Guide
2012-15 Housing Standards Review
Change was needed Site plan Siedlung Halen (1955 1961) Atelier 5
Key principles Terms of the review: deregulatory agenda / net saving overall / one-in-two-out boost house-building take it or leave it; no other technical standards permitted all outcomes to apply across all tenures By implication: whatever emerged had to be good enough for affordable housing expected to be fully occupied and often by vulnerable people
A great debate Pros: prevents unacceptable outcomes helps those who want to do the decent thing creates a level playing field / reduces development risk supports accessibility and lifestyle choice potentially reduces under-occupancy / makes better use of land simpler and fairer than numerous local standards Cons: increases cost constrains choice / one-size fits all leads to fewer homes being built / reduces density
RIBA Homewise Campaign The way we live now: What people need and expect from their homes A research report for the Royal Institute of British Architects 2 THE CASE FOR SPACE Key findings average new home in England is 92% of GLA standard most common 3 bed house only 74m 2 60% of those who would not buy a new home said small rooms was the reason
Comparison with rest of Europe Comparison of selected European dwelling sizes All dwellings Newly built dwellings Floor space m 2 No. of rooms Room size* m 2 Floor space m 2 No. of rooms Room size* m 2 UK 85 5.2 16.3 76 4.8 15.8 Italy 90.3 4.1 22 81.5 3.8 21.4 Portugal 83 4.3 19.3 82.2 4.7 17.5 Sweden 89.8 4.3 20.9 83 4 20.8 Finland 76.5 3.6 21.3 87.1 4 21.8 Ireland 88.3 5.3 16.7 87.7 5.2 16.9 Austria 90.6 3.4 26.6 96 3.7 25.9 Spain 85.3 4.8 17.8 96.6 5.1 18.9 Luxembourg 125 5.5 22.7 104.1 5.1 20.4 Germany 86.7 4.4 19.7 109.2 5.1 21.4 France 88 3.9 22.6 112.8 4.2 26.9 Netherlands 98 4.2 23.3 115.5 4.1 28.2 Belgium 86.3 4.3 20.1 119 5.8 20.5 Greece 79.6 3.8 20.9 126.4 3.2 39.5 Denmark 108.9 3.7 29.4 137 3.5 39.1 The work demonstrated that not only were new UK homes smaller than all of the other Key findings new UK homes are the smallest in Europe new UK homes have the smallest rooms in Europe
Ultimately a strong consensus Need to safeguard S106 affordable housing London not prepared to give in In time, cost comes out of land value Strong evidence and overwhelming public support 80% Is a space standard needed? 83% Will the cost come out of land value? 2847 Signed RIBA Without Space & Light petition
Everything except space in regulation A E B F J C G K D H L G H L M Q water efficiency waste energy accessibility security M Q 7R P SPACE Space Nationally Described Space Standard (NDSS) remains in planning
London has switched to the NDSS very similar to GLA space standard houses 3-4 m 2 smaller storage easier and no minimum size for LDK GLA still asking for furnished layouts strongly encouraging a floor to ceiling height of 2.5m (NDSS requires 2.3m)
Micro-homes considered sui generis prisons, hostels, hotels, barracks, care homes fall within C3 Residential but not micro-homes - no standards apply
PD bypasses the planning system ground first ground first Permitted Development - office to resi conversion: flats13.5m 2
What about the rest of the country?? each local authority has to prove need and viability very little guidance in the NPPF or NPPG still subject to negotiation by the developer no evidence about take-up no safety-net for affordable housing
Typical spec built 3 bedroom house distinctive in accordance with all relevant technical & building regulations, in particular the Code images depict typical house type
plans not furnished or to a recognised scale no overall floor or room areas shown only cupboard is over the stairs impossible for a wheelchair user even to visit re-scaled and furniture added
Labelling HOW$BIG$IS$THIS$HOME? Benchmarking HOW$DOES$IT$MEASURES$UP$AGAINST$THE$NATIONAL$SPACE$STANDARD? Overall$floor$space:$$70$m2$ BuiltQin$storage:$$0.3$m2$ 2p 3p 4p 5p$ 6p 7p 5912170 7012179 7912193 93121102 102121116 116+ 1b 2b 3b 4b 5b 6b 1.51212.0 2.01212.5 2.51213.0 3.01213.5 3.51214.0 4.01+ $$suitable$for$up$to$3$people$ $$below$the$minimum$benchmark$$ Bedroom$1:$$10.9$m2 Bedroom$2:$$$8.3$m2 Bedroom$3:$$$5.4$m2 single double 7.512111.5 11.51+ single double 7.512111.5 11.51+ single double 7.512111.5 11.51+ $$$suitable$for$1$person $$$suitable$for$1$person $$$below$the$minimum$benchmark the only way to be comfortable is to under-occupy a very inefficient way to house 3 people could be allocated to a family of 5 under affordable rent where the NDSS applies they could expect 93m 2 a family of 4 could be charged Bedroom Tax offers no inducement to downsize
We can do so much better 4000 4000 One wardrobe could be used for general storage 1840 Headroom to 1500 or more 3100 Void over bedroom Study space or more cupboards as per customers choice 9750 9750 2550 2000 1800 Floor Area 39m2 Knock through here when you add a pod 9750 DW Meters in recess 1 1101 NOVELLA Ground Floor Plan 1 : 50 Double bed shown dotted 3 NOVELLA Second Floor Plan 2 NOVELLA First Floor Plan 1101 1 : 50 1101 1 : 50 NOVELLA Starter - Floor Plans 2b 3/4p modular Starter Home with optional attic floor and/or side pod/ extension - meets NDSS and Category 2
Multi-generational corner house with integral bedsit for granny, boomerang kids, lodger, carer or live-in friend ground first second
SUBURBAN LOCATION: Predominance of terraces and semi-detached homes with mainly on-plot parking and more formal street structure URBAN LOCATION: Increased density, more 3 storey homes and more on-street parking, plus shared bike stores Standard plans don t have to mean standard design
The last word on space standards? The RIBA believes that the best solution would be to embed the national minimum space standard within the Building Regulations. This would mean that all new homes across the country would be covered. A regulatory approach would create a level playing field and a fair housing offer wherever you live, irrespective of tenure.