Social Dwellings Design Guidelines

AN ROINN COMHSHAOIL AGUS RIALTAIS ÁITIÚIL

DEPARTMENT OF THE ENVIRONMENTAND LOCAL GOVERNMENT

Social Housing Guidelines

Design Guidelines

Printed on recycled paper

Printed on recycled paper

Social Housing Guidelines

Design Guidelines

AN ROINN COMHSHAOIL AGUS RIALTAIS ÁITIÚIL

DEPARTMENT OF THE ENVIRONMENTAND LOCAL GOVERNMENT

BAILE ÁTHA CLIATHARNA FHOILSIÚ AG OIFIG AN tSOLÁTHAIRLe ceannach díreach ónOIFIG DHÍOLTA FOILSEACHÁN RIALTAISTEACH SUN ALLIANCE, SRÁID THEACH LAIGHEAN,BAILE ÁTHA CLIATH 2,nó tríd an bpost óFOILSEACHÁN RIALTAIS, AN RANNÓG POST-TRÁCHTA,4-5 BÓTHAR FHEARCHAIR, BAILE ÁTHA CLIATH 2(Teil: 01 647 6843/4/5/6/7/8/9 ; Fax: 01 4752760)nó tríd aondioltoir leabhar

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Price £10.00© Government of Ireland 1999ISBN: 0-7076-6220-6

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Contents

Introduction 2

Design Brief and Cost Control 4

Section A: Scheme Design and Layout

A1: General Considerations 8A2: Dwelling Types and Densities 9A3: Design for Sustainability 11A4: Design for Security and Safety 13A5:Access 14A6: Services 16A7: Community Facilities, Open Space and Other Amenities 17

Section B: Dwelling Design

B1: General Considerations 22B2: Layout and Space Provision 23B3: Sustainability and Energy Efficiency 25B4:Access and Circulation 27B5: Safety and Security in the Home 29B6: Kitchen Facilities and Layout 32B7: Sanitary Facilities and Bathroom Provision 34B8: Space Heating and Hot Water 35B9: Electrical and Other Services 37B10: Storage Facilities 39

References 41

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Social Housing - Design Guidelines

Introduction

Social Housing PolicyThe nature of social housing need has changed considerably in recent years.This has occurred in a context ofrapid economic, social and demographic change.The pattern of need has become more diverse and is char-acterised by different household types with specific housing requirements.These include not only the tradi-tional family household but also lone parents, homeless persons, elderly persons, travellers, those sufferingfrom physical or mental disability and young persons unable or unwilling to live at home.

Social housing policy has recognised these changes and responded through the development of new approach-es and new methods of provision. Mitigation of the ill-effects of social segregation associated with the tradi-tional approach to housing provision has been central to many of these developments.There has been a grow-ing emphasis on the role of social housing policy in counteracting social exclusion and in promoting the devel-opment of viable communities. In particular the Plan for Social Housing (1991)1 introduced a range of newmeasures and these were further augmented in Social Housing - The Way Ahead (1995)2.All of these changesand developments have implications for the design of social housing. In addition, there is now greater recog-nition that the success of social housing is, to a large degree, dependent on correct decisions on the locationand size of developments and on the quality of design input both at the level of the overall scheme and theindividual dwelling unit.

Housing DesignThe successful design of housing schemes and of individual dwelling units depends on the balance struckbetween a range of factors.The needs and expectations of residents are of fundamental importance. In addi-tion to adequate space and appropriate services, sustainability, accessibility, security, safety, privacy, communi-ty interaction, etc. must be given due weight. Furthermore, the design must be sufficiently flexible and adapt-able to meet the demands likely to arise over the foreseeable life of the building, e.g. the typical family dwellingwill be required to meet the needs of infants, young children, adults and elderly, either separately or in com-bination, at various stages of its lifecycle. In social housing schemes, it will generally be necessary to completethe design within a set time period and for the design solution to be such that the scheme can be construct-ed within given cost parameters.The achievement of a successful outcome represents a significant architec-tural challenge.


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Guidelines - Scope, Purpose and ContentThese guidelines are specifically relevant to self-contained accommodation for individual households rangingin size from single persons to large family households. Much of the guidance is also relevant to other types ofhousing. However, the guidelines do not cover particular design features and requirements which may beappropriate where there is a degree of sharing of facilities, e.g. kitchens, bathrooms, other communal facilities,or where provision has to be made for people with special needs, e.g. elderly people with particular disabili-ties, wheelchair users and people suffering from other disabilities. Some guidance on these matters can befound in Memorandum HGS 6/92 "Assistance Towards Housing Accommodation and Associated CommunalFacilities Provided by Approved Bodies"3 and in "Buildings For Everyone"4.

The guidelines provide general design guidance at the levels of both the overall scheme and the individualdwelling unit.The aim is to identify the principles and criteria that are important for the design of social hous-ing and to highlight specific design features, requirements and standards that, from experience, have beenfound to be particularly relevant.They do not purport to be comprehensive nor seek to prescribe specificdesign solutions.The intention is to assist designers rather than lessen in any way the need for proper designinput. In particular, these guidelines should not be interpreted as discouraging innovative solutions either atoverall scheme or dwelling level. Innovative approaches to the provision of social housing are encouraged pro-vided due regard is given to the principles of good design, capital costs and cost in use.

In preparing the Guidelines, account has been taken of a numberof developments in recent years which have relevance for thedesign of social housing.These include:

• increased emphasis on sustainability, including energy efficiency and environmental protection;

• greater emphasis on urban and village renewal;• Government policy on architecture;• the application of the planning system to local authority

developments;• the introduction of national building regulations.

However, the guidelines do not purport to provide guidance on compliance with statutory requirements, e.g.the building regulations, and, as far as possible, do not repeat guidance given in related publications,e.g. theTechnical Guidance Documents of the Building Regulations5.

The guidelines supersede guidance dealing with design standards for new social housing contained in theDepartmental Memorandum N8/82 "Memorandum on the Procedure to be Followed and the Standards tobe Applied in providing Local Authority Dwellings"6 and a number of subsequent circulars augmenting or mod-ifying this Memorandum over the years. They are intended to complement the guidelines on site selectiongiven in the document "Social Housing Guidelines - Site Selection"7.

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Design Brief and Cost Control

GeneralSuccessful design of any social housing scheme requires:

a) a clear statement of what is required by the client, e.g. the housing authority or approved housing body,and the constraints under which the designer must operate;

b) clear identification of those within the client organisation responsible for decisions with regard to thescheme; and

c) adequate professional design input.

The statement of requirements should be in the form of a design brief which is coherent and unambiguous,and which incorporates a specific cost target or estimate for the project.The design brief should be preparedbefore a formal decision is made regarding the designer of the scheme.A specific person should be assignedresponsibility for the scheme and for clarification and/or augmentation of the brief, if required, as the designprogresses.

The degree of professional input required will depend on the location, nature, size and complexity of thescheme.The content of the brief and the level of design input should be such that the choice of scheme anddwelling design will be both cost effective and appropriate to the needs of the potential residents, and thatpossible imaginative or innovative solutions will have been properly assessed.Where appropriate profession-al resources are not available in-house, the client should engage external consultants with appropriate quali-fications, skills and experience or avail of the services of the National Building Agency (NBA). Where anauthority engages external consultants, it should have regard to the requirements of the Department ofFinance as set out in the document "Public Procurement"8.

The Design BriefA design brief should be prepared for all schemes,no matter how small, and irrespective of whetherthe design is carried out in-house or by consul-tants.The brief provides the basic ground rules forthe overall design and, as such, has a fundamentalbearing on the development of the design and onthe quality of the completed scheme.

The brief should clearly identify the requirementsthe scheme is intended to fulfil, highlight the sitecharacteristics which are considered to be of particular importance, set out the budget and timescale envis-aged for the project and direct the designer’s attention to any particular statutory or other requirementswhich need to be met.Where appropriate the brief should indicate the relative importance of specific itemscontained in the brief, i.e., distinguishing items as being essential, highly desirable or desirable in the contextof the proposed scheme .

The initial brief should be seen as the starting point for the design.While it should be as comprehensive aspossible, it will generally need to be augmented or clarified at various stages during the design process.Thismay involve:

• providing additional information, as necessary;• deciding between available options as the design progresses; or • choosing between requirements as it becomes clear that not all requirements specified in the original brief

can be met.


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The degree to which this occurs will depend on the nature and complexity of the scheme. It is important thatadequate provision is made by all parties for continuing feedback and refining of the brief during the designprocess so as to ensure that the final design meets the best interests of the future occupants of the dwellings.Proper attention to the briefing process will prevent misunderstandings and omissions which may otherwiseoccur and help avoid abortive work, delays and related disputes.

Content of the BriefIt is not possible to provide a standard design brief suitable for all schemes. In general, the brief should referto the guidance given in this document in relation to scheme layout and dwelling design, and additional guid-ance on specific issues, where appropriate. It should take account of previous experience with similar hous-ing projects, local conditions, the characteristics of the site and the expected preferences of the potentialoccupants. Much of the contents of the brief for a given project will relate to the characteristics of the site,the particular needs to be met by the scheme and special requirements which are considered appropriate tothe circumstances.Areas and issues that should generally be addressed in the brief include:

1) The needs to be met and the type of dwellings required:

• the number and type of households for which the accommodation is being provided;• the size and number of dwellings required and the dwelling mix, e.g. five-person units, elderly persons

dwellings, disabled persons dwellings, etc.;• the type of housing envisaged, e.g. terraced, semi-detached, bungalows, two-storey, apartments, etc.;• any specific requirements regarding consultation with prospective occupants, or others.

2) The overall scheme design:

• the location, type and extent of open spaces, play spaces, car parking, etc.;• the area of private space associated with each dwelling and the treatment of boundaries between adja-

cent private areas and between private and public areas;• pedestrian and vehicular circulation within and through the scheme, e.g., road width requirements,

footpath links to surrounding facilities;• the nature and extent of landscaping envisaged;• the inclusion, or otherwise, of an art project or projects.

3) The design of individual dwelling units:

• space standards to be achieved within the individual dwellings, including the relationship between indi-vidual rooms, circulating areas, etc.;

• the extent and nature of storage provision;• the type of heating system, bathroom facilities and sanitary and other services;• preference for particular materials components or equipment for reasons such as their being indige-

nous to the area or compatibility with the existing built environment.

4) Other requirements relevant to the site which may affect the design of the scheme:

• statutory planning and environmental assessment procedures, including compliance with the require-ments of the development plan for the area;

• requirements with regard to roads and services within or adjacent to the site;• the conservation, refurbishment and use of existing buildings and features within the site;• the treatment of boundaries between the proposed scheme and adjoining properties;• the impact of the scheme in the context of it’s surroundings;• where the scheme under consideration relates to part of the overall site, the proposed uses of the

remainder of the site; and• ensuring that the scheme is generally appropriate in the context of economic, environmental and

social sustainability policies relating to the larger neighbourhood.

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5) An estimate of the tender cost limit or budget for the scheme.This should generally be derived from theappropriate multiple of the all-in cost ceilings for the housing authority, specified by the Department ofthe Environment and Local Government for individual dwelling units, making appropriate allowance fornon-tender costs, e.g. design, site purchase, etc.

6) A time frame for the completion of the overall scheme, including target dates for completion of the var-ious stages from initial design to contract completion.

The brief should be accompanied by available information on the characteristics of the site, including docu-mentation prepared in accordance with the recommendations of the Department’s publication "SocialHousing Guidelines, Site Selection"9 at time of site acquisition. If this documentation is incomplete in anyrespect, any omissions should be corrected prior to completion of the brief.

Cost ControlIn developing the design, the designer should have regard to the implications of decisions for both capital costsand costs-in-use, i.e. costs associated with the on-going operation and maintenance of the completeddwellings. The aim should be to produce a design of high quality, incorporating innovative solutions whereappropriate, while maintaining capital costs within the overall cost estimate developed for the scheme.Durability, maintenance characteristics and overall suitability of materials, components and fittings should begiven due weight so as to ensure that cost-in-use does not prove excessive. Effective cost control proceduresshould be in place so that, when choosing between alternatives, the cost implications can be properly quanti-fied and assessed. Factors which can be particularly significant from the point of view of cost include:

• the number of different house types in the scheme and the number of each type used;• the degree to which the topography of the site is taken into account in the design, particularly as it affects

the amount of excavation required for foundations and services;• the lengths of service runs, roads, footpaths etc. relative to the number of dwellings provided ;• the extent of "hard" landscaping, including screen walling and front garden walls, relative to the number of

dwellings provided;• the use of forms of construction, components or materials known to have a short life or to require a high

level of maintenance; and• the use of forms of construction, components or materials which are novel, likely to be unfamiliar to the

contractor or require specialist skill and a high degree of supervision to ensure proper installation.

Designers should give particular attention to features and characteristics of the site which have the potentialto adversely affect the developed costs of the scheme, e.g. existing streams and waterways, sharp changes oflevel, pockets of ground of poor load-bearing capacity and features that must be preserved such as trees, build-ings or other structures.


A Scheme Design and Layout

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A1: General ConsiderationsDesign ApproachIn general, the provision of a satisfactory living environment for the residents and the long-term sustainability ofthe scheme should be the main considerations underpinning the approach to the overall scheme design. Key cri-teria include:

• ensuring that the scheme creates a pleasant living environment which will meet the needs and preferencesof the residents. Schemes involving a significant number of dwellings should create streets and spaces thatprovide a sense of identity and place and, thus, facilitate the devel-opment of community;

• ensuring that the scheme makes a positive contribution to theoverall environment of the locality. In this regard, care should betaken in integrating the new housing into the existing built and nat-ural environment so that it contributes to the social, environmen-tal and economic sustainability of the area;

• ensuring a high level of safety and security for the residents.The scheme should be designed to discourageanti-social behaviour, e.g. layouts should seek to ensure that all access ways and public areas are overlookedby dwellings or are otherwise open to surveillance by residents;

• maximising amenity and energy efficiency by climate sensitive design which takes account of orientation,topography and surrounding features to control wind effects while optimising the benefits of sunlight, day-light and solar gain;

• ensuring that, in so far as is practicable, the design minimises barriers to accessibility for all users - particu-larly the elderly and those with mobility impairment or other disability; and

• ensuring that the scheme can be constructed, managed and maintained at reasonable cost and in a way whichis economically, socially and environmentally sustainable. Materials should be chosen with this in mind. Thedesign should aim to maximise the use of indigenous materials, optimise the areas of roads and other hard sur-faces and minimise the lengths of service runs. Small, poorly-defined or poorly integrated areas of public openspace which may be unusable, costly to maintain and a source of nuisance to residents should be avoided.

These issues are dealt with in various sections of the guidelines, e.g., Section A3 deals with sustainability issuesgenerally, A4 with security and safety, A5 with access, A6 with services and A7 with community facilities, openspace and other amenities.

In general schemes should be developed to the highest residential density consistent with these criteria and inaccordance with the Development Plan for the area.The need being addressed, the location and nature of theparticular site, the characteristics of neighbouring developments and any specific requirements of the LocalAuthority will all affect the choice of housing type to be provided.These issues are dealt with in Section A2.

Action PlansWhere the area of the site is greater than that required for the current proposed scheme, consideration shouldbe given to how the balance of the land is to be developed.With a view to ensuring the sustainability of the over-all development, an action plan should be prepared for the whole site outlining, in a general way, possible usesfor the site and indicating their relationship to each other and to their surroundings. Care should be taken toensure that the location and layout of the social housing will enhance the attractiveness of the overall develop-ment for the residents and other users and minimise the risk of social segregation.


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A2: Dwelling Types and DensitiesDwelling TypesThe choice of dwelling types should be determined primarily by the nature of housing need being addressed,the location and characteristics of the site, and the type and density of the scheme being proposed.A partic-ular design aim should be to avoid the monotony frequently associated with developments restricted to a sin-gle dwelling type or building height. Consideration should be given to varying the height of dwellings includ-ing the use of three storey dwellings, where appropriate.

The use of terraced dwellings affords advantages interms of security, privacy, economic use of buildingland and economy with regard to construction andrunning costs while providing reasonable scope forarchitectural expression. The use of semi-detacheddwellings may be warranted in certain circum-stances, e.g. site characteristics, existing densities inthe area and the need to integrate with the existingbuilt environment. The provision of detacheddwellings should only be considered in exceptionalcases.

The provision of apartment schemes should be considered in appropriate locations. Apartment schemesshould generally be similar in scale to surrounding developments.They can be particularly appropriate wherethere is a significant demand for smaller units of accommodation and where apartment building would be gen-erally in harmony with the character of the area.

In general, as high a proportion of dwellings as possible should have direct access from the outside and beprovided with clearly defined private open space, e.g. front and/or rear garden. However, where small infillschemes are being provided, it is generally desirable that the new dwellings be integrated with the existingbuildings in such a way as to reinforce the existing streetscape. This may require that in some cases thedwellings front directly onto the public footpath (i.e. without front gardens).

Mix of DwellingsThe mix of dwellings to be provided should be based primarily on the results of the most recent assessmentof housing need and the characteristics of households likely to be accommodated in the scheme. Regardshould also be had to current best estimates regarding the size and type of households likely to be seekinghousing in the future, and to the need to ensure that a reasonable mix of dwelling types and sizes is main-tained, both in the immediate locality and in the housing stock as a whole. For larger schemes, a design aimshould be to facilitate the accommodation of a range of household sizes and types through the provision ofa variety of dwellings, while having due regard for the cost implications of an excessive number of dwellingtypes in any one scheme.

DensitiesIn general, the number of dwellings to be provided on a site should be determined by reference to the loca-tion of the site, the proposed mix of dwelling types, the availability of public services, e.g., public transport,piped water supply and public sewerage system, and the needs and preferences of the future residents, inso-far as these can be ascertained at design stage.The proposed density should take account of the provisionsof the Development Plan for the area and the guidelines on residential density published by the Departmentof the Environment and Local Government10.

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A high standard of design is essential with schemes generally built up to the maximum densities appropriateto the proper planning of the area. The DOELG guidelines clearly indicate the type of location whereincreased densities are appropriate and provide guidance on the criteria which should be applied in order toprotect the quality of the residential environment where such increased densities are proposed. Higher resi-dential densities are particularly appropriate in redeveloping brownfield sites, in proximity to the centres oftowns and cities and in proximity to public transport nodes and access points, including such locations in sub-urban areas.While infill developments and other urban redevelopment projects should respect the characterof the existing neighbourhood, densities should not generally be restricted to comply with existing densitieswhere these are no longer appropriate having regard to site location and transport accessibility.

Rural DwellingsIn certain situations the appropriate response to a particular housing need may involve the construction of

an individual dwelling in a rural area, e.g. where there is a clear preference for housing near family, place ofbirth or place of employment.Where such single rural houses are provided, the prospective occupants mustprovide a suitable site at nominal cost. Care should be taken to ensure that the siting of the building andchoice of construction materials are appropriate to the location and respect and reflect the local traditionsof the area.

Before deciding on a rural location, particular consideration should be given to the practicality and cost ofproviding adequate water, sewerage and other facilities and the likely long term demand for such accommo-dation. The national strategy for sustainable development11 considers that there should be a presumptionagainst urban-generated one-off rural housing adjacent to towns.

Site sizes will generally be larger than in urban areas. Frequently the site will not be serviced by public watersupply or sewerage services and, in such circumstances, the site size will be dictated by the need to providefor water supply and sewage treatment on site. In particular, the area must be adequate to allow for the dis-posal of the waste water from the sewage treatment plant without contamination of the water supply sourcefor the dwelling or adjacent dwellings or of the groundwater generally. For dwellings serviced by septic tanks,guidance on site size and dwelling density is contained in S.R.6, Septic Tank Systems: Recommendations forDomestic Effluent Treatment and Disposal from a Single Dwelling House12.

Fig A2.1: Densities appropriate to location.


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A3: Design for Sustainability

GeneralA key design aim should be to ensure that each housing scheme is economically, socially and environmental-ly sustainable.This is facilitated by:

• the provision of a pleasant living environment which meets the needs, and, as far as possible, the prefer-ences of the residents and fosters the development of community;

• the encouragement of energy efficiency both at construction stage and during the lifetime of the schemee.g. by climate sensitive design which takes account of the orientation, topography and surrounding fea-tures to control wind effects while optimising sunlight, daylight and solar gain benefits;

• having due regard to the social and environmental consequences associated with the use of materials andresources, e.g. minimising the use of scarce non-renewable resources and using renewable resources andmaterials which have minimum environmental consequences, wherever practicable; and

• the integration of the new housing into the existing natural and built environment in a way that makes apositive contribution to the overall environment of the locality.

MicroclimateThe creation of a satisfactory micro-climate at the level of the housing scheme involves a balance between theprovision of wind shelter and the optimisation of the availability of daylight, sunlight and solar gain.Wind shel-ter, in addition to reducing the risk of wind-induced damage to buildings, can provide protection from drivingrain, reduce energy requirements for space heating and make external spaces warmer and more usable, par-ticularly for the young and elderly. Sunlight provides a feeling of warmth and well-being. Adequate daylightingcontributes greatly to a satisfactory living environment and, together with solar gain, can help reduce energyconsumption and cost.

Fig. A3.1: Creation of a satisfactory micro-climate

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The degree to which the designer can favourably influence micro-climate is frequently determined by the size,location and nature of the site. In deciding on the site layout, designers should have regard to:

• the scope for optimising daylighting and solar gain for dwellings through the orientation and spacing of buildings;• the scope for optimising the advantages of shelter and direct sunlight through the location and orientation of

play areas, courtyards and gardens relative to existing features both on and adjacent to the site, e.g. buildings,walls, trees, hedges;

• the scope for ground shaping and landscaping to provide greater shelter and limit the extent of overshadingof buildings, play areas and other areas which are intended to be extensively used by residents; and

• the need to limit funneling and channeling of the wind, e.g. appropriate building spacing and orientation, avoid-ance of long straight building lines, avoidance of passageways through buildings.

Decisions regarding the retention or otherwise of on-site features, e.g. trees, vegetation or structures, should haveregard to their potential to contribute to a satisfactory micro-climate for the finished scheme e.g. the degree towhich they may provide overshading or act as windbreaks.

TransportGuidelines dealing with the limitation of vehicle flows and speeds and the exclusion of non-access vehicular traf-fic are given in Section A5. Insofar as possible the scheme design and layout should minimise the need for the useof private cars.The relevant planning and transport authorities should be encouraged to provide the necessaryfacilities, e.g. bus stops, shops, schools, etc. at locations which are sufficiently convenient for pedestrian access.Thelayout of pedestrian routes should facilitate access to such services, so as to limit the need for private transport.

Site DrainageThe scheme design should aim to maximise the use of existing natural drainage patterns and to limit the require-ment for separate disposal of surface water offsite.The extent of new impervious surfaces should be limited so asto reduce peak surface water runoff.The judicious use of permeable and semi-permeable surfaces and vegetation cancontribute to maintaining water balance and delaying runoff. Existing waterways, ponds and lakes should be utilisedwhere possible and, in specific cases, the provision of artificial detention ponds for surface water may be appropri-ate. Designers should have particular regard for safety requirements in such situations.

Landscape and EcologyNew housing should respect the environment in which it is situ-ated.The natural topography should be retained, where practica-ble, with earthworks minimised and little or no transfer of mate-rial onto or off the site. Every effort should be made to retainexisting trees and vegetation. In choosing vegetation for land-scaping and planting, indigenous species and those likely to pro-vide an attractive habitat for local fauna should be preferred, hav-ing due regard for other requirements in relation to landscapingas outlined in Section A7.

MaterialsThe choice of materials for siteworks should have regard to cost, performance, durability, maintainability and over-all environmental impact. Insofar as information is available, due regard should be had to the full lifecycle cost andenvironmental impact of the materials used. The potential for recycling and reuse should also be taken intoaccount.There should be a preference for material from renewable or recycled sources, where available, economicand appropriate for the function. In order to limit the environmental impact and reduce the need to transportmaterial on or off site, the design should take account of the natural topography of the site with any surplus mate-rial being used for filling or other purposes, where appropriate.The design should aim to ensure that all materi-als should be used efficiently with a minimum of waste.


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A4: Design for Security and Safety

GeneralSafety and security are key elements in encouraging neighbourliness and developing of a sense of communityin a new housing area.The design should aim to ensure that roads, footpaths, play areas and other commonareas in schemes can be used in safety by children and adults.The discouragement of anti social behaviour,vandalism and crime should also be a specific design objective.

Design for SecurityThe layout should be such as to provide the greatest possible degree of natural surveillance consistent withneeds for privacy and the particular site characteristics.All public and semi-public areas should be overlooked.Where footpaths, other than footways beside roads, are provided, they should be short and direct, with endsintervisible, as far as possible. Roads and footpaths should be adequately lit. Dark, hidden or secluded publicareas should be avoided.

The fronts of houses should be overlooked from other houses or from well trafficked public areas. "Blind"gables next to public areas and gables not open to surveillance should be avoided.The provision of privateareas and treatment of boundaries are dealt with in Section A7.

Alternative access routes both to the scheme as a whole, and to individual dwellings within the scheme, shouldbe kept to the minimum. Back gardens should back onto other back gardens or secure private areas and notonto roadways or other public areas. Separate access to rear of dwellings should be avoided as far as possi-ble. If provision is considered essential, they should not be linked to provide through routes. Particular atten-tion should be paid to security where dwellings adjoin open spaces or areas which are difficult to secure, e.g.open land, industrial estates, railway lines or sidings.

Security at points of entry to dwellings is of key importance. Such entrance points should be overlooked, wherepossible, and should be adequately lit.Where it is necessary to use common entrances, e.g. in apartment blocks,the aim should be to limit access to the building to residents, their guests and others who have legitimate busi-ness in the building. Common entrances should be arranged so that as few households as possible share eachentrance. If more than four households share a common entrance, a system of controlled entry should be con-sidered. Common areas in the vicinity of such entrances should be adequately lit, and designed to discourageloitering.

Service meters should be located within the private garden area or, for apartments, in the shared commonarea, where they can be subject to surveillance and can be read without the need to enter the dwelling.

Materials used in public areas and in the boundaries between public and private areas should be sufficientlyrobust to discourage vandalism.

Design for SafetyThe layout and design of roads within residential areas should aim to ensure that traffic volumes and speedsare appropriate and that all forms of through traffic are discouraged. Guidelines are given in Section A5.Materials used for hard surfaces, play areas, etc., should be chosen with due regard for safety in use.The gen-eral layout and design of the scheme should have regard for the need to minimise potential hazards, e.g. in thetreatment of changes of level and of open water courses that may be retained or created. Adequate lightingshould be provided for routes designed for pedestrian use, including routes to dwelling entrances and fromdwellings to external stores.

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A5: Access

GeneralThe design and layout of the scheme should aim to provide safe and convenient access to all dwellings with-in the scheme and to adjacent facilities and services.The layout chosen should be based on the nature andsize of the site and the type of accommodation being provided and should take account of any specific require-ments of the local authority.

The needs of pedestrians, particularly children, persons with impaired mobility and the elderly, should beaccorded particular importance, as should measures to facilitate cyclists and to minimise the need for relianceon private cars.The design should aim to minimise vehicle flows and speeds within the housing scheme and,as far as is practicable, to exclude through vehicular traffic from the scheme. However, care should be takento ensure that access provision is adequate for fire, ambulance and other emergency services, as well as forrefuse collection, and other service and delivery vehicles.The provisions for access should be economical toconstruct and maintain and should contribute to the security and attractiveness of the overall scheme.

Roads -Traditional LayoutsIn traditional layouts road design should generally conform with the recommendations set out in"Recommendations for Site Development Works for Housing Areas"13.The use of roadways narrower than5.5m for short spur culs-de-sac may be acceptable provided adequate provision is made for off-roadway park-ing.

Shared SurfacesCertain designs may provide for pedestriansand vehicles sharing the use of the same sur-face, e.g., cluster housing or courtyard type lay-outs where separate roadways for vehicles andfootways for pedestrians are not provided.Appropriate signs, road markings, surface tex-ture or other measures should be used to indi-cate that vehicles do not have right-of-way overpedestrians and other users. Particular atten-tion should be paid to the design of entry pointsto such shared surfaces. For example, the use oftight kerb radii and ramps at entry points anddistinctive surface materials and colours onshared surfaces will help emphasise the difference between shared surfaces and other types of roadway. Insuch areas, the aim should be to use design and layout measures to restrict maximum vehicle speeds to notmore than 25 km/h.

Footpaths and FootwaysFootways (paths associated with roadways) and footpaths (paths separate from roadways) should be provid-ed to facilitate pedestrian movement within and through the scheme and to provide easy and convenientaccess to facilities and services adjacent to the scheme. In traditional layouts, footways should generally beprovided on both sides of roadways.Where dwelling access is confined to one side of a roadway, a footwayon that side only may suffice.Where routes, other than those alongside the roadway, are likely to be preferredby pedestrians, consideration should be given to the provision of footpaths on such routes. Such footpathsshould be as short as possible. In the interest of security, it is desirable that no part is hidden from generalview, either from the roadway or nearby dwellings.


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Where footways or footpaths cross kerbs, they should be ramped, the surfaces appropriately textured ormarked and the kerbs dished to facilitate blind people and those using prams, pushchairs and wheelchairs.Allfootpaths and footways should be provided with adequate public lighting.

Cycle FacilitiesThe design should allow for safe and convenient access by cyclists. Designers should have regard to the guid-ance given in "Provision of Cycle Facilities, National Manual for Urban Areas"14. In general, the provision ofspecific on-road or segregated cycle facilities will not be required in housing developments. However, wherehigh vehicle volumes or vehicle speeds are expected, such provision may need to be considered.

ParkingParking provision should be limited to that necessary to meet the estimated needs of the residents, visitorsand users of service vehicles.Account should be taken of the likely level of vehicle ownership and excessiveprovision should be avoided.

Provision for residents’ parking should be within the curtilage of each dwelling or in a parking area situatedas close as practicable to the dwelling entrance.The approach from the car-parking space to the dwelling orapartment block entrance should be level or gently sloping. Where practicable, individual curtilage parkingspaces should be capable of enlargement to attain a width of 3m, to allow for wheelchair access, if required.

Parking for visitors, where considered necessary, should be provided as close as possible to the dwellings.Allparking should be so located as to be generally overlooked from the dwellings or public roadway.

Public TransportEvery effort should be made to facilitate the use of public transport by the residents.The appropriate author-ities, e.g. Bus Eireann or Dublin Bus, should be consulted regarding current provision in the area and any futureadditional provision in this regard, where appropriate.Where access to public transport is available, or likelyto become available, adjacent to the site, the layout of footpaths and footways should be such as to facilitatesafe and easy access to such services.

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A6: Services

Water SupplyEvery dwelling should be provided with an adequate supply of water for drinking, culinary use and other gen-eral domestic purposes. The water quality should comply with the standards set down in the EuropeanCommunities (Quality of Water intended for Human Consumption) Regulations, 1988 (S.I. No. 81 of 1988)15.Supply from a public or approved group water scheme is preferred, but, if not available, a suitable private sup-ply may be used.Where it is proposed to use a private water supply, the chemical and micro-biological qual-ity of the water should be assessed for compliance with the above mentioned Regulations prior to accep-tance.

The adequacy of the water supply for fire-fighting purposes should also be considered.

SewerageWhere possible, discharge of foul water should be to a public sewer or to a sewer which forms part of anapproved group sewerage scheme. Where this is not possible, provision should be made for treatment ofsewage and disposal of effluent using an appropriate waste water treatment system. In general such provisionwill only be necessary for certain individual dwellings in rural areas.Where, for an individual dwelling, a septictank is considered adequate and appropriate, the installation should comply with the recommendations ofS.R.6, Septic Tank Systems: Recommendations for Domestic Effluent Treatment and Disposal from a SingleDwelling House16.

Other ServicesEvery dwelling should be connected to the electricity and telephone networks and provided with a naturalgas supply and TV signal via cable, where such services are available.The pipework and cabling associated withsuch provision should be accommodated underground.This should be facilitated by the provision of the nec-essary trenching and ductwork at the scheme development stage, following consultation with the variousundertakers regarding their requirements.

Location of Underground ServicesThe position of sewers, watermains and other underground services relative to each other in public areasshould be clearly identified and should, as far as possible, remain constant throughout the scheme.The layoutshould generally be in accordance with the established practice of the local authority and, as far as practica-ble, should accord with the preferences of the relevant utilities and non-statutory undertakers.

In general, the preferred location for all such services is beneath footways and road verges. Sewers shouldgenerally be given priority because of the specific requirements of line and level that apply. Where spacerestrictions make it unavoidable, sewers may be sited under roadways.

The location of sewers, drains and other services in private areas adjacent to dwellings should be such as toallow for possible future extensions without the need for significant re-routing of such services.


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A7: Community Facilities, Open Space and Other Amenities

Community Facilities and ServicesIn selecting sites for housing, authorities should have given consideration to the need for and the availability ofkey services and amenities, e.g. shops, schools, churches, parks and playing fields, community meeting places,recreation and leisure facilities. Many new schemes will be relatively small and within existing settlements wheresuch facilities already exist. For larger schemes, schemes which form part of larger developments and for isolat-ed schemes, authorities may have to consider ways to facilitate and encourage the provision of services andamenities either within or adjacent to the site of a proposed scheme. In particular, it is important that suitablepremises that can be used as a meeting place by community organisations are available locally.Where such facil-ities are not available, a suitable site for a community building shouldbe identified. The type of building provided should be based onneeds identified in consultation with the residents. For this reason,provision of the community building may be postponed until themajority of residents are in occupation. Funding for community facil-ities from scheme budgets is limited and related to the size andnature of individual schemes.Additional sources of funding and thepossibility of shared use of facilities with residents of adjacent devel-opments should be investigated so as to ensure that the best andmost appropriate provision is made.

Public Open SpaceIn deciding on the extent and nature of provision for public open space within the scheme, regard should behad to the size of the scheme, the nature of accommodation being provided, existing open space provision inthe area and the requirements of the development plan for the area.

Open space generally should be laid out so that it is attractive and usable by the residents. Large undefinedareas should be avoided as should pockets of badly shaped, fragmented or unusable land which are difficult tomaintain and may serve as areas for the accumulation of rubbish and locations for anti-social behaviour.Thelocation and layout should be such as to discourage litter as far as possible and boundaries with private openspace and other adjacent areas should be designed to inhibit free passage of windblown litter to these areas.

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The design should be such that all common public areas are overlooked from dwellings or from frequented roads or footpaths.

Private SpaceProvision for private open space should in all cases take account of the requirements of the DevelopmentPlan for the area. Insofar as practicable, all dwellings should be provided with private space adjacent to thedwellings. For individual houses, private space should preferably be provided at both front and rear of thedwelling. The private space associated with individual dwellings should be clearly defined relative to otheradjoining public and private spaces. In general, boundaries to the front of dwellings should be low level andunobtrusive, e.g. low level walling. Appropriate post and wire fencing, with "gossip walls" adjoining houses,should generally be adequate at the rear of dwellings. Rear gardens and similar private areas should bescreened from public areas, e.g. by the appropriate location of the main building structure, sheds or outbuild-ings and by the provision of higher level screen walls, as necessary. Rear gardens should not back onto roadsor public open spaces. Provision should be made for an appropriately sized clothes drying area, with footpathaccess, screened from public view.For certain types of schemes, e.g. apartments, the scope for the provision of private space for individualdwellings may be limited or non-existent. In such cases, provision should be made for shared open space andcommunal clothes drying area. Consideration should be given to the subdivision of these spaces to providethe maximum degree of semi-private space.

Children’s Play Space In deciding on the location of appropriate play areas, regard should be had to the needs of different age groups.Play spaces for small children should be provided close to the dwellings, e.g. within one minutes walk of eachfront door, and should be overlooked from the dwellings.

Where playgrounds appropriate for older children are not already available in reasonable proximity to thescheme, consideration should be given to providing such facilities. Playground equipment should only beinstalled where there is a clearly identified demand from prospective residents and, where relevant, the resi-dents of adjacent housing.Where this demand has not been identified at design stage, decisions on such pro-vision should be deferred. Playgrounds should be located so that nuisance is minimised but should be over-looked informally from dwellings or frequented roads or footpaths.

LandscapingProvision should be made for appropriate soft and hard landscaping of all common open space areas. Plantspecies and landscaping materials with good resistance to vandalism and low maintenance characteristicsshould generally be chosen while having due regard to the need to ensure variety and an adequate diversityof species.Vegetation requiring regular watering in dry periods should be avoided. Every effort should be madeto retain existing trees, shrubs and other landscape features. However, care should be taken to ensure thatretained and new trees or other features do not pose a risk of injury to persons or damage to dwellings orother structures. Landscaping work should be carried out by specialists and provision for this should beincluded in the building contract.


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Art ProjectsThe Department of the Environment and Local Government "Per Cent for Art Scheme" is applicable to alllocal authority housing schemes.This scheme provides that, within the overall budget, limited funding can beallocated for the purpose of carrying out a suitable art project or projects that would enhance the layout andvisual impact of the scheme. Authorities may accumulate the funding allowed from a number of projects orcombine funding from this scheme with funding from other similar schemes operated by other Departmentsor public bodies and apply the accumulated fund for a single appropriate art project.Authorities should availof this facility to support public art and should seek to involve the community in the commissioning processas far as practicable.

The conditions of the scheme, including the funding allowed, are outlined in Department of the EnvironmentCircular LS 1/9717.

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B Dwelling Design

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B1: General Considerations

Design ApproachThe general design aim should be to create dwellings which pro-vide pleasant and suitable living environments for prospectiveoccupants, are functional and have low cost-in-use over their fulllifetime. Insofar as required by the brief, the designer shouldassess the particular needs and preferences of the future occu-pants and their likely response to particular design solutions.Frequently direct consultation will not be possible and the design-er may have to rely on the views of similar groups, experiencewith similar types of housing elsewhere or guidance from relevantstatutory and voluntary organisations, e.g. housing authority,social or health services, Gardai and local voluntary organisationsactively involved with those likely to be housed in the scheme.

Regard should be had to traditions, customs and other factors or characteristics peculiar to the area or loca-tion in which the scheme is situated, e.g. preference for particular housetypes, types of external finish, fuels forspace and water heating, etc..All relevant factors should be clearly identified in the brief.

Key issues to be addressed by the designer include:

• ensuring ease of access, circulation and use of the dwelling. In addition to guidance on general layout(Section B2) the guidance on access and circulation (Section B4) is relevant;

• provision of an adequate level of basic amenities. Sections B6, B7, B8, B9, and B10 deal with kitchen facili-ties, sanitary and bathroom facilities, space heating and hot water, electrical and other services and storageprovision, respectively;

• facilitating the range of diverse activities likely to be met in normal day-to-day living. In this context, designersshould have regard to the availability of an increasing diversity of domestic appliances, communications andhome entertainment equipment. It is also important to ensure that the design facilitates social interactionbetween the regular occupants and between the occupants and visiting family and friends. The guidelinesregarding general layout (Section B2) and provision for electrical and other services (Section B9) are relevant;

• ensuring economic, social and environmental sustainability, taking account of the needs of the occupantsand the wider environmental impact associated with the construction and use of the dwelling. Sustainabilityissues, with special reference to energy efficiency, are dealt with in Section B3; and

• providing for the safety and security of the occupants. Relevant guidance is given in Section B5.

Flexibility and AdaptabilityDesigners should consider not only the immediate needs of the prospective occupants but also the changingneeds of occupants over the life of the dwelling. Insofar as practicable, the design should ensure flexibility inuse, accessibility and adaptability. In this connection, particular attention should be paid to the design of sharedareas, e.g. kitchens, bathrooms and circulation areas.The aim should be to ensure that dwellings for general usecan meet the varying needs of occupants over their lifetimes, including needs associated with moderate mobil-ity difficulties and the normal frailty associated with old age. Elderly or moderately disabled persons, who wishto remain independent in their own home, should be able to do so without the need for costly and disruptiveremodelling of the dwelling. Special housing provision should only be necessary for those with more severemobility difficulties or suffering from extreme frailty.

Functionality

Shelter

Space Light

Security

Health

Safety

Access & MovementCost-in-use

Capital Cost

Sustainability

Fig B1.1: Interrelationship of Design Criteria


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B2: Layout and Space Provision

Layout - General PrinciplesIn general, floor plans should aim at simplicity and convenience taking account of the main activities likely tooccur in each room or space over the normal family lifecycle.The design should facilitate the accommodationof related or compatible activities in the same room or adjacent rooms or spaces, e.g., dining areas should beclose to food preparation. It should also provide scope for the separation of incompatible activities as far aspossible, e.g. there should be scope for noisy group activities remote from study or relaxation.The plan shouldprovide reasonable privacy for living rooms and bedrooms, taking due account of likely internal and externalsources of noise.

The layout should be designed to make effective use of natural daylight and sunlight, as far as practicable.Dwellings should be oriented so that the main rooms get direct sunlight at some time during the day.Windowsshould be adequately sized and room shapes should be designed to allow good daylight penetration. Daylightobstruction of nearby windows by protruding extensions or outbuildings should be avoided.

The size, shape and location of windows should also take account of the view available and the need for pri-vacy.Views should facilitate supervision of small children at play and of the immediate surroundings. Living roomwindow sills should normally be below the eye-level of seated persons, e.g. glazing should begin at 800mm abovefloor level, or lower, and there should be no transoms between this level and 1.4m above floor level. It shouldbe noted that the use of safety glazing or guarding may be required where glazing is less than 800mm abovefloor level.

Space Requirements and Room SizesSpace requirements and room sizes are primarily determined by the proposed uses of individual rooms andspaces. Provision should be adequate to allow for free circulation within each area, while accommodatingappropriate furniture and equipment. In general, adequate space should be provided for the following:

• reasonable arrangement of appropriate furniture in each room;• reasonable degree of freedom of circulation, appropriate to the likely activities;• movement of larger items of furniture;• accommodation of family gatherings, including occasional visitors;• working area and storage facilities appropriate to the likely activities; and• door swings which do not interfere with other doors, furniture or circulation.

Floor plans of each room should be prepared indicating typical furniture layout and showing door swings, asappropriate.

Table B2.1 indicates the target gross floor area and the minimum floor areas for living and bedroom areas like-ly to be required to satisfy requirements in typical dwellings. Dwelling types are defined in terms of the num-ber of bedrooms, the number of intended occupants and the number of storeys. Minimum floor areas arespecified in terms of the area of the main livingroom, the aggregate area of all shared living spaces includingkitchens, and the aggregate area of bedrooms.The area of a single bedroom should be at least 6.5m2 and thatof a double bedroom at least 10.2m2. In dwellings designed to accommodate five or more persons, the areaof the main bedroom should be at least 12.5m2.

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Table B2.1 relates to standard dwellings for people for whom no special provision is required. Floor areas foraccommodation for the elderly, disabled and others with special needs may vary from these depending on theparticular requirements to be met.This will also be the case where the accommodation is not self-containedand a degree of communal facilities is provided, e.g. communal kitchen, sanitary facilities or living room.

Minimum Space Provisionand Room Size

Main Room Agg.Area Area(m2) (m2) (m2)

4BED/7P (2 storey) 100 15 35 39.4

3BED/5P (2 storey) 82 15 29 29.23BED/5P (1 storey) 72 15 29 29.2(rural cottage)

2BED/4P (2 storey) 70 13 26 22.7(1 storey) 60 13 26 22.7

2BED/3P (2 storey) 65 13 24 19(1 storey) 50 13 24 16.7

1BED/2P (1 storey) 40 11 20 10.21BED/1P (1 storey) 35 11 16 10.2Bed-sitting room/2P 33 21 24 -Bed-sitting room/1P 26 16 19 -

Family Dwellings - 3 or more persons

Shared Living Spaces(including kitchen area)

Table B2.1: Recommended space provision and room sizes for typical dwellings

Aggreg.Bedroom Area

Dwelling Type Target GrossFloor Area

(m2)

One or Two Person Dwellings


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B3: Sustainability and Energy Efficiency

General Factors relevant to the sustainability of the overall scheme are dealt with in Section A3. In the context of theindividual dwelling, design for sustainability involves:

• optimisation of the energy performance of the building and the reduction of related CO2 emissions;• the optimum use of renewable materials and reduction in the use of non-renewable materials in con-

struction and during the lifetime of the building;• promotion of the lower consumption of resources during the lifetime of the building through the use of

efficient low-maintenance systems, components and fittings;• contributing to the maintenance of a high quality indoor environment e.g. through avoidance of the use

of synthetic materials which adversely affect indoor air quality or comfort;• the minimisation of waste production during the construction process and the provision for recycling of

both construction waste and domestic waste generated during the lifetime of the building; and• a focus on flexibility so as to facilitate adaptation to the changing needs of the occupants and the max-

imisation of the building’s lifespan.

During the design process, regard should be had to theimplications for sustainability of all aspects of dwellingdesign. Appropriate design decisions in relation todwelling layout, levels of insulation, amount and orien-tation of glazing, utilisation of solar energy, heating sys-tem and fuel type, construction materials, and measuresto limit the use of potable water can contribute great-ly to ensuring sustainability.

Daylighting and Solar Gain The importance of the scheme layout in influencing the micro-climate around dwellings has been emphasised inSection A3. Careful attention to the layout of the scheme, together with the internal layout of the dwelling andwindow orientation can significantly enhance the level of daylighting within the dwelling and the impact of solargain on internal temperature.Where feasible the main living rooms should have south and/or west facades. It isalso desirable that bedrooms have a southerly or easterly aspect. Circulation and ancillary areas can be locatedon the north side. For all dwellings, including apartments, at least one main living room should be facing within900 of due south.As high a proportion as practicable of the glazed areas of the house should be facing within300 of due south so as to maximise solar gain.The amount of north facing glazing should be minimised.Dependingon site layout and degree of overshading by trees or other buildings in summertime, it may be necessary to makeprovision for shading against excessive solar gain. For rooms likely to experience high levels of solar gain, at leastsome elements of the room enclosure should have high thermal capacity, e.g. masonry or concrete components.

InsulationThe insulation levels indicated in the Technical Guidance Document to Part L of the Building Regulations18 arethe minimum acceptable. Consideration should be given to incorporating higher levels of insulation where thisis technically feasible and does not involve excessive additional cost.

Fuels and HeatingEfficiency, affordability and environmental impact, e.g. emissions of CO2 and other harmful gasses, are partic-ularly important in the context of sustainability.These factors suggest that, in the absence of a local source ofwaste heat which can be economically utilised, natural gas should be the preferred fuel, where available.

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Designers may also wish to consider the possibility of utilising solar panels to provide a proportion of water andspace heating, where economic and practicable. Factors to be taken into account in choosing the heating systemand fuel for space and water heating are detailed in Section B8.

Construction MaterialsThe factors outlined in Section A3 in relation to the choice of materials for site works are also generally rele-vant to materials used for dwelling construction. In particular, the design should ensure that standard sizes ofmaterials and components can be used with minimum need for on-site modification and associated waste. Inaddition, designers should have regard to the desirability of limiting emissions of pollutants such as formaldehyde,solvent vapours and other volatile organic compounds which can adversely affect indoor air quality, and shouldtake account of available knowledge in this regard when choosing materials for internal finishes and fittings.

WaterThe design should aim to limit the consumption of potable water, insofar as practicable.The system should comply withthe requirements of the relevant Sanitary Authority and water saving fittings, e.g. shower heads, taps, toilet cisterns andother appliances should be used, where feasible and acceptable.Where considered acceptable to occupants, consider-ation should be given to the collection of rainwater and its use for purposes other than human consumption.

WasteEvery effort should be made at both design and construction stages to minimise the amount of waste associat-ed with the construction process.Where the possibility of recycling particular types of waste exists, provisionshould be made for appropriate separation of demolition and construction waste.

Storage provision for refuse containers should be adequate to allow for the storage of separate containers fordifferent types of domestic waste, in order to facilitate recycling of such waste.

High levels of insulation

Possibility of solaror other renewable energy source

Efficient, affordable,low pollution space and water heating

- Minimise waste emissions

- Provide for recycling of domestic waste Construction Materials- Durable- Low maintenance- Low environmental impact- Renewable Sources- Recyclable

Low water consumption- water savingfittings

Shelter from prevailing wind

Waste

Water

Orientation tooptimise solargain

Energy, (Electricity, Gas)

Fig B3.1: Design for energy efficiency and sustainability


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B4: Access and Circulation

GeneralEvery dwelling should be provided with a safe and convenient means of access. Circulation within dwellingsshould also be safe for all users and provide a convenient route from the main access point to each of themain areas within the dwelling.The circulation areas should allow movement between the various areas with-out causing undue interference with the use of those areas and should be adequate in size to allow for themovement of larger items of furniture.

Access and circulation arrangements should have regard to the varying needs of occupants over their lifetimes,including needs associated with moderate mobility difficulties and the normal frailty associated with old age. Itshould generally be possible for elderly and moderately disabled persons to gain access to and circulate with-in the dwelling without undue difficulty.

Designers should take account of relevant guidance contained in Building Regulations Technical GuidanceDocuments K and M19.They should also have regard to guidance in the publication “Buildings for Everyone”.20

Main Access The pedestrian approach to the main entrance, e.g. from public footpath, car parking area, should be at least 900mmwide and be level or gently sloping with firm,even surface.Raised kerbing, handrails and guarding should also be pro-vided, where necessary.The main entrance should be illuminated, provided with adequate shelter, e.g., a canopy orrecessed porch and have a level standing area (slope less than 1:50) clear of any door swing.

Where stepped access is unavoidable, e.g. steeply sloping sites or upper level duplex accommodation, thesteps or stairway should be designed as suitable for ambulant disabled persons.

External entrance doors should have a clear opening width of not less than 775mm.

Where a shared entrance is provided to apartments, the common entrance, hallway and stairs should be welllit with no hidden recesses.

Security aspects of access to dwellings are dealt with in Section B5.

Access and Circulation InternallyAccess to each of the principal rooms, including the main bathroom/WC, should be directly from the inter-nal circulation area and not from another room. However, the dining room may open off the main living roomand/or the kitchen without direct access from the circulation area.Where not integrated with the kitchen, thedining area should be adjacent to the kitchen and movement between those areas should not involve negoti-ation of steps or stairways. In smaller dwellings, the kitchen may be an annexe to the living room and opendirectly off it. The kitchen should be located so that there is a convenient direct route to the front accessdoor and the door leading to the rear garden, where provided.

In general the sitting room (or family room) should be at entrance level.

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Hallways and corridors within the dwelling should have a minimum nominal width of 900mm and should befree of intermediate steps. Radiators and other fixtures may be located within the nominal width of hallwaysand corridors but care should be taken to ensure that they are not positioned where they might impede thepassage of wheelchairs. Internal doors should have a clear opening width of not less than 750mm.

There should be adequate circulation space for wheelchair users at entry level generally, affording them accessto the main rooms within the living area, e.g. kitchen, dining area and sitting room, and the ability to turn awheelchair within this area.

In houses of two or more storeys with no bedroom at entry level, there should be space within the living areaat this level that could be conveniently and safely used as a bedspace.The stairs design should be such as toallow future provision of a stairlift.The possibility of a future need for a through-the-floor lift from the groundto the first floor e.g. to a bedroom next to the bathroom, should also be considered at design stage.

Bathroom& WC AreaBedroom

Area

EntryLobby

Circulation

Living Area

KitchenArea

DiningArea

Storage

Utility/Lobby

Fig. B4.1: Access and circulation - key design features


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B5: Safety and Security in the Home

General Many design decisions can have safety and/or security implications. Many aspects of safety in the home arecovered by the Building Regulations, e.g. structural stability, fire safety, hygiene, ventilation. Part B and Part J ofthe Regulations which deal with:

a) fire safety, including means of escape in the case of fire, limitation of fire spread, smoke alarms and accessand facilities for fire services, and

b) the installation and location of heat producing appliances and associated flues and oil storage tanks,

are especially relevant.

Designers should have particular regard to the guidance on these matters given in the relevant Technical Guidance Documents21.

In addition to complying with the Building Regulations, designers should have regard to the risks of acciden-tal falls and other forms of accidents in the home and, in the design of dwellings, should aim to reduce theserisks, insofar as practicable. In this context the abilities and limitations of children, the elderly and those suf-fering from a range of disabilities should be borne in mind.

Careful attention to security can significantly reduce the risk of break-ins and burglaries.The extent to whichthe designer should focus on security issues depends on the nature and location of the building and the degreeof vulnerability of the prospective tenants.Where appropriate, the Gardai should be consulted regarding thesecurity aspects of the dwelling design. Designers should ensure that decisions on security measures do notadversely affect the safety of the occupants, e.g. through limiting the means of escape in the case of fire or otheremergency.

Prevention of Unauthorised EntryExternal features which facilitate access to upper floor entry points should be avoided, e.g. the location ofdrainpipes or high walls adjacent to upper floor windows.

Where access from the front to the rear of the dwelling isprovided externally, the access way should be fitted with afull height gate or door, lockable from the inside.All external door and window frames should be securelyfixed to the structure.All external doors should be secure-ly fixed to their frames using one and a half pairs of steelhinges and should be fitted with adequate locks and bolts.The doors should be of robust construction and designedto minimise the risk of break-in, e.g. any glass panels fittedto the door or adjacent to the door should be of a size,position and type which cannot be easily broken to allowdirect entry or manipulation of locks or bolts. Front doorsshould be fitted with a door chain or opening limiter and,in the case of solid doors, a door viewer.

Recommendations regarding the location of letterplates are contained in I.S. 195 (1976) Letter Plates22 and inDepartment of the Environment and Local Government Circular N 10/9623.The letterplate should generallybe fixed to the door with no part of the letterplate outside the region 760mm to 1450mm above the level ofstanding outside. It should be located where locks cannot be reached by hand or wire.The distance betweenthe cutting for the letterplate and the lock should be at least 400mm.

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Safe Movement and Circulation Floor finishes in kitchens, bathrooms and other areas likely to get wet should be slip-resistant. Single stepchanges of level in circulation areas and other locations, e.g. between the working and dining areas of a com-bined kitchen/dining room, should be avoided. Doors to rooms and storage areas should be located so as notto obstruct circulation. Externally, routes to clothes line, out-buildings, and the location for waste containersshould be direct and free from unnecessary changes of level and should have provision for illumination.Stairs should comply with the guidance given in Technical Guidance Document K to the Building Regulations24.Tapered steps should generally not be used. However, where their use is unavoidable, they should be locatedat the bottom of the stairs. Stairs should be well lit. In general, adequate natural lighting should be availablefor daytime use.Where it is not practicable to provide a window opening directly onto the stairwell, borrowedlight from adjacent rooms or spaces may be used.Artificial lighting should be located where it does not castexcessive shadow particularly for a person descending the stairs. Light fittings should be located where theycan be accessed easily for bulb replacement.Two way switches should be provided at top and bottom of thestairs.

Windows and GlazingWindows should be easily accessible for opening and cleaning. Particular attention should be paid to staircaseand bathroom windows in this regard.Windows at second floor and above, with the exception of those open-ing onto balconies, should be capable of being cleaned safely from inside the building.

Windows should be designed to minimise the risk of accidental falls. Opening sections of windows aboveground floor level should generally be at least 800mm above internal floor level. Opening sections other thansmall ventilation lights should be provided with safety catches, friction hinges or other mechanism, so that pos-itive action or significant pressure is required to open a section to its full extent.This is to deter opening bysmall children and to minimise the risk of the window inadvertently swinging open. However, where a sectionprovides an alternative means of escape in the case of fire, as described in the Technical Guidance Documentto Part B of the Building Regulations25, the mechanism should allow the window to be readily opened in suchan emergency.

Safety glazing should be used a) in doors and in door side panels within 300mm of door openings, where the glazing is less than 1500mm

from the floor or ground, andb) in all locations where the glazing is within 800mm of the floor or ground,unless the glazing is fitted with an appropriate permanent guard. However, where the smaller pane dimensionis not more than 250mm and the pane area is less than 0.5m2, safety glazing need not be used provided glassof nominal thickness of 6mm or greater is used.

KitchenKitchen layouts should be designed so as to provide safe working conditions, e.g. the location of doors shouldensure through traffic does not interfere with the working area; the cooker position should be located awayfrom doors, windows and circulation routes and with no cupboard directly over; storage space should bewithin easy reach with sufficient room for door opening.


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Electricity, Heating and Gas ServicesGuidelines regarding the provision of electricity, gas and heating services are given in Sections B8 and B9.Thefollowing are important from the point of view of safety in the home. All electrical work should be carriedout in accordance with the safety requirements specified in the National Rules for Electrical Installations pub-lished by the Electro-Technical Council of Ireland26. Light switches should be easily accessible and artificiallighting arrangements should provide adequate lighting without excessive shading for the main circulationroutes and work areas. Gas installations should comply with the requirements of I.S. 813:1996 Domestic GasInstallations27. Regard should also be had to the requirements of I.S.265, Installation of Gas Service Pipes28 andI.S. 3216, Code of Practice for the bulk storage of liquefied petroleum gas29, where relevant.

Gas and solid fuel cookers and fires should be located to minimise the risk of accidental fires. Open firesshould be provided with fixings to enable a guard to be fixed in place.

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GeneralThe size and type of kitchen provided depends on the expected occupancy and use pattern of the dwelling.

For smaller dwellings, e.g. one or two person dwellings, the kitchen may be an annexe off the main living/din-ing room. However for larger dwellings it is desirable that there be one main living room separate from thekitchen. For these dwellings, a combined kitchen/dining area can become the focal point for shared householdactivities e.g. children’s play, pursuit of hobbies, casual meals and informal entertaining.The kitchen is also fre-quently the location of other household activities such as clothes washing and ironing. It is important that thekitchen design takes account of the space requirements to accommodate these activities.

Kitchen Facilities and Equipment Every kitchen should be provided with a sink unit/draining board, adequate storage space for food, cutlery,crockery, small appliances and other kitchen equipment and adequate worktop space for the preparation andhandling of food.

A suitable location together with the necessary gas or electrical service and/or flue connection, should beprovided for an electric, gas or solid fuel cooker, as appropriate.This should not be under or immediately adja-cent to a window. The layout should also provide suitable locations for the later installation of a washingmachine and refrigerator (or fridge/freezer). Provision should also be made for the necessary electrical andplumbing services for the washing machine and an appropriately located electric socket for the refrigerator(or fridge/freezer).

Kitchen Storage The following table gives guidance on the appropriate level of storage provision in or adjacent to the kitchenfor different sizes of dwellings.

This storage should be enclosed and made up of a combination of floor and wall units and, if possible, shouldinclude one tall unit, at least 1.5m high, which can be used for the storage of cleaning equipment and otherlarge items such as brooms, ironing boards etc.. If more convenient this tall unit could be located outside, butadjacent to, the kitchen.The storage units should be conveniently located having regard to the intended activ-ity pattern in the kitchen and the need to ensure accessibility and usability by the occupants.

A suitable location should also be provided to allow for the installation of a tall refrigerator or fridge/freezer.

B6: Kitchen Facilities and Layout

Kitchen StorageDwelling Type Volume (m3)

4 Bed/7 person 2.75

3 Bed/5 person 2.45

2 Bed/4 person 2.15

2 Bed/3 person 2.00

1 Bed/2 person 1.70

1 Bed/1 person 1.55

Table B6.1 Guidance on minimum kitchen storage provision (m3)


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Work SurfacesThe worktop area should be 600mm deep and, exclusive of the draining board, the minimum length of work-top provided should be as follows:

• 1/2 person household 900mm,• 3/4 person household 1200mm,• 5+ person household 1500mm.

The sink, cooker and other fitments should be arranged so that the sequence "worktop, cooker, worktop, sink,worktop" can be continuous and unbroken by a doorway or circulation route.The sequence may be linear, L-shaped or U-shaped.The minimum length of individual worktop elements should be 300mm.The relative posi-tions of the sink and cooker should be chosen to facilitate this sequence. For example, where provision ismade for a solid-fuel cooker, the general kitchen layout should be considered when selecting the flue location.

The spaces provided for a refrigerator or fridge-freezer and a washing machine should be chosen to ensurethat these appliances can be integrated with the fixed storage and equipment provided.

Layout - General ConsiderationsIn deciding the dimensions, shape and layout of the kitchen, the following factors are important:

• there should be direct routes, other than through another room, from the kitchen to the front and reardoors;

• if the kitchen is entered directly from the rear garden, the entrance door should be adequately draught-proofed and the provision of a draught lobby should be considered;

• the cooker should be located away from internal and external doors, should not be under or immediate-ly adjacent to a window and should be clear of circulation routes within the kitchen;

• the sink should, in general, be located under a window;• the distance between opposite floor units, or between floor units and the opposite wall should be at least

1200mm;• if the dining area is not adjacent and integrated with the kitchen, the layout should facilitate the location

of a small table or equivalent to allow for meals to be taken in the kitchen;• adequate natural ventilation should be provided as far as possible. Where this is not possible effective

extract ventilation sufficient to prevent cooking smells and steam permeating to the rest of the dwellingshould be installed; and

• adequate natural lighting and a direct view to the outside should be provided.Where this is not possible,e.g. smaller apartment dwellings, every effort should be made to provide a view to the outside from thekitchen area, albeit through an adjoining room.Where the design allows, the kitchen window should over-look a private secure area suitable for children playing, e.g. the rear garden.

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Sanitary Appliances.Part G of the Building Regulations 1997 specifies requirements in relation to the provision of bathrooms, bath-room appliances, hot and cold water supplies, sanitary conveniences and washing facilities, and the TechnicalGuidance Document to Part G30 gives guidance on appropriate level of provision to meet these requirements.Designers should also take account of requirements of Part M of the Building Regulations in this regard.

Where only one WC is provided it should generally be located within the bathroom containing the fixed bathand washbasin. However, dwellings designed to accommodate seven or more persons should be provided witha separate WC and washbasin.

Where a fixed bath is provided, it should have a slip-resisting surface and be fitted with a shower attachment.The bath location should be such that suitable fixing positions are available for the shower attachment, show-er curtain rail and any associated fittings.

Bathroom and WC CompartmentThe bathroom should be of adequate size to allow for:

a) suitable location of sanitary appliances;b) space for normal activities associated with bathing, use of WC, etc.;c) space for fitting suitable shelving and storage presses; andd) door opening without obstruction.

Areas of walls adjacent to the bath, shower and wash basin should be provided with a tiled or other appro-priate finish so as to prevent water damage.The bathroom window should be placed where it does not inter-fere with the shower area and can be opened conveniently and safely, e.g. not directly over the bath.The location, size and layout of the bathroom and WC compartment should take account of relevant guid-ance contained in Building Regulations Technical Guidance Document M31. Designers should also have regardto relevant guidance in the publication “Buildings for Everyone”32.The bathroom layout should be designed so that adaptation for use by wheelchair users, e.g. allowing a sideapproach to the bath and WC while maintaining accessibility of the wash basin, can be achieved with minimumdifficulty.Walls adjacent to baths and WCs should be capable of taking adaptations such as grab rails, shouldthese be required at a later date.

Sanitary PipeworkSanitary pipework providing for the discharge of soil and waste water to foul water drains should generallybe of the single stack type, i.e. with a single stack serving as a combined soil and vent stack.The dwelling lay-out should facilitate the location of relevant appliances so that unvented branch pipes can be used for eachappliance.

Within any individual scheme, consideration should be given to the standardisation of the plumbing and duct-work arrangements in dwellings whose design varies otherwise. This facilitates precutting of pipework andprefabrication generally and can lead to significant economies.Adequate precautions should be taken to min-imise noise nuisance and to accommodate thermal movement, particularly where the stack is located in aninternal duct. Provision should be made for access for testing and maintenance purposes.

B7: Sanitary Facilities and BathroomProvision


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B8: Space Heating and Hot Water

Space Heating Design ApproachIn general, provision should be made for whole house heating capable of achieving and maintaining the tem-peratures set out in Table B8.1 when the external temperature is -10C and the air change rate in individualrooms is as indicated.

In calculating heat losses for individual rooms, losses or gains between adjoining rooms should be taken intoaccount as should losses to adjoining dwellings (on the basis of an assumed temperature of 110C in such dwellings).

Heating System and Fuel ChoiceThe choice of heating system and fuel should be determined primarily by expected capital and running costs,including possible servicing and maintenance costs, and the preferences of the likely occupants. Regard shouldalso be had to efficiency in use, ease of operation and expected emissions of smoke, CO2 and other harmfulgasses.Where natural gas is available on site, it should generally be the preferred fuel for space and water heat-ing, unless there are particular reasons for the use of an alternative fuel. Consideration should also be given tothe possibility of using solar panels or other renewable energy technology to provide a proportion of the ener-gy for space and water heating, where economical and practicable. Exceptionally, it may be appropriate to con-nect to a district heating system utilising waste heat from adjacent commercial or industrial undertakings orfrom a combined heat and power (CHP) installation.

The most usual choice of heating system will be a standard central heating system based on a single boiler perdwelling and heat distribution by hot water to radiators. However, consideration should also be given to themerits of other types of system. For smaller dwellings, in particular, the use of individual room heaters may bemore efficient and economical. In certain circumstances, the use of communal heating based on a central boilermay be appropriate.

Where radiators are used, they should be sized to ensure that, in normal operating conditions, heat output isadequate to meet the calculated heat losses for each room, increased by 10 W/m2 floor area to allow for inter-mittent use.The need for care in choosing the location of radiators and other heating appliances is noted inSection B2, Layout and Space Provision, and Section B4,Access and Circulation.

Rooms or Spaces Temp. (0C) Air changesper hour

Living areas, e.g. lounge, dining, study,(including bedrooms used part time for study or as living area) 21 1.5

Kitchen (not used as living area) 18 2.0

Bedroom (not used as living area) 18 1.0

Circulation areas, e.g. hall, landing 18 1.5

Bathroom 22 2.0

Separate WC 18 2.0

Table B8.1 Design Temperatures and Air Change Rates

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Assuming a control system which does not assign priority to either space or water heating, the boiler shouldbe sized so that it’s output, in normal operating conditions, is sufficient to meet the sum of the design out-puts of the chosen room heaters, together with an allowance of 2kW for domestic hot water (where pro-vided by the central heating system) and an appropriate allowance for heat losses from heating pipes locatedoutside the heated area.The extent of such pipework should be minimised.The extent of boiler oversizingshould be limited as far as practicable.

Irrespective of the main space heating system and fuel used, consideration should be given to providing a sec-ondary means of heating in the main living room.The choice should take account of expected tenant prefer-ences, capital costs, running costs and the types of fuel available locally. In many cases the secondary means ofheating may be an open fire or closed appliance using solid fuel, together with appropriate flue and chimney.In smoke control areas, open fires and other solid fuel appliances should be capable of burning smokeless fuels.In these areas open fires should not be the source of heating for domestic hot water, nor should they pro-vide space heating for other than for the room in which the fire is located.

Hot WaterProvision should be made for an adequate supply of hot water to bath, sink and wash basins.Generally hot waterwill be supplied from a central store, i.e. a hot water cylinder.The minimum capacity of a hot water cylindershould be 117 litres for dwellings of design occupancy levels of up to 3 persons and 136 litres for larger dwellings.The cylinder insulation should preferably be in the form of a permanent factory-applied coating.

Where hot water provision is integral with the central heating system, and the system would not be appro-priate for the provision of hot water only, e.g. a solid-fuel based central heating system, alternative provisionshould be made for summer hot water.This will generally be a time-controlled electric dual immersion heater.The temperature setting on the immersion heater thermostat should be no higher than 660C.


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B9: Electrical and Other Services

General Appropriate provision should be made for the following services to each dwelling:

• electricity;• natural gas (where available);• telephone;• cable TV (where available).

The location of any necessary meters, fuseboards, etc. should be in accordance with the requirements of therelevant utility.

ElectricityThe electricity installation should comply with the requirements of the latest edition of the National Rulesfor Electrical Installations published by the Electro-Technical Council of Ireland (ETCI)33.

• Adequate levels of artificial lighting should be provided for all rooms and circulation areas, generally bymeans of ceiling pendants. Consideration should be given to the use of a standard ceiling-mounted fluo-rescent fitting in the kitchen.Tenants should be advised to use energy-saving compact fluorescent fittingsin other areas of the dwelling. Consideration should also be given to the need for supplementary lightingin specific areas, e.g. adjacent to kitchen worktops, in the main living room and in the main bedroom.

• Light switches should be rockertype and should be conveniently located, generally adjacent to doorwaysand at a height of between 900mm and 1200mm above the floor and at least 300mm from internal cor-ners. No more than two switches should be grouped together at any one location. Two-way switchesshould be provided where appropriate, e.g. for landing lights.

• Sufficient socket outlets should be provided in each habitable room.The following Table indicates the level ofprovision which should generally be provided. Sockets should be located for the maximum convenience ofusers, with at least one socket in each of two opposite walls.They should generally be between 400mm and1200mm above floor level and at least 300mm from internal corners. However, in the kitchen at least twosockets should be located adjacent to the worktop and at a level at least 150mm above the worktop level.

Room No. of socket outlets

Kitchen 3 twin sockets (4 if combined Kitchen/dining), cooker outlet (if required), 3 single sockets*

Dining (if separate) 2 twin sockets

Living 3 twin socketsMain bedroom 2 twin socketsOther bedrooms 2 twin socketsHall 1 twin socketLanding 1 twin socket

Table B9.1 Guidance on provision of electric socket outlets

* 2 twin sockets should be located adjacent to the worktop.Single sockets should be appropriately located for refrigerator,washing machine and dishwasher.The single sockets may be combined depending on location.

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Where an electric immersion water heater is being installed, provision should be made for the necessaryswitch control with timer.

All dwellings should be provided with a suitable door bell.

GasWhere a natural gas supply is available locally, a gas supply should be provided to each dwelling. In general,provision should be made for space heating and water heating by gas and a gas outlet point provided at anappropriate location for the later installation of a gas cooker.

The installation should comply with the requirements of IS 813:1996 Domestic Gas Installations34.

TelephoneAll dwellings should be provided with a single telephone outlet point located in the hallway or other appro-priate location.A drawwire in conduit should be provided from this point to the chosen telephone cable entrypoint to facilitate the installation of the cable by the utility.

TV OutletAll dwellings should be provided with a suitably located TV outlet point with drawwire in conduit to the roof-space or other appropriate TV cable entry point in order to facilitate later installation of necessary cablingand connection to aerial or local TV cable network.


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B10: Storage Facilities

General Designers should have regard to the storage needs of the occupants when deciding on the overall layout ofdwellings and the sizes of individual rooms and spaces. Storage needs can be considered under the following general headings:

• general household storage e.g.- storage for larger items of household equipment and possessions, e.g. garden tools, brooms and

brushes, a vacuum cleaner, an ironing board;- storage for smaller items of equipment and personal possessions, e.g. books, toys, sports equipment;- storage for equipment such as prams and pushchairs and for outdoor clothing - generally adjacent to

the dwelling entrance;• refuse and fuel storage;• storage for food, cutlery, crockery, cooking utensils, washing and cleaning materials and related equipment

- generally in, or adjacent to, the kitchen;• storage for clothing and household linen, e.g.

- storage associated with clothes washing, e.g. soiled clothing, washed clothing;- storage for bedding and household linen;- storage for personal clothing.

Provision should be made for a basic level of storage facilities at construction stage and the size and shape ofindividual rooms and spaces should be such as to be adequate to allow reasonable choice to the occupantwith regard to the location of presses, wardrobes and other storage facilities. In general, provision should bemade, at design stage, for general storage, kitchen storage fittings (See Section B6 for suggested level of pro-vision), space for pram or pushchair, fuel storage and location for refuse containers.

General Storage ProvisionAll dwellings should be provided with a basic level of general storage.Table B10.1 gives guidance on the levelof storage provision desirable. Storage areas provided should be reasonably shaped so as to allow for storageof relatively large items.

Designers should aim to provide some general storagespace on each floor of the dwelling. General storagespace should preferably be accessible from the circula-tion area but should not be such as to encroach onrequired circulation space or impede free movement.Individual houses and other dwellings provided withdirect external access and adjacent private open space,allow for the location of part of the general storageprovision externally. This may be provided separatefrom the main building, e.g. in a garden shed or out-house, or attached to the building. The location ofstores, sheds or outhouses should be chosen so as tominimise obstruction of views, limit possible interfer-ence with future extensions and contribute to screen-ing and shelter, where appropriate.

A space for hanging outdoor clothes, should be provided adjacent to the main entry. In family dwellings a spacefor a pram or pushchair should be provided in the same area.

General StorageDwelling Type Provision (m2)

4 Bed/7 person 4.5

3 Bed/5 person 3.5

2 Bed/4 person 3.0

2 Bed/3 person 2.5

1 Bed/2 person 1.5

1 Bed/1 person 1.5

Table B10.1 Guidance on general storage provision (m2)

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Refuse and Fuel StorageAll dwellings should be provided with an appropriate location for the storage of refuse containers.This willgenerally be an external location which is convenient for the occupants and facilitates the refuse collectionservice. Dwellings with provision for the use of an open fire or other solid fuel appliances should be provid-ed with an appropriate storage space for solid fuel.This may be in the form of a fuel bunker.The minimumcapacity should be 0.35m3 except where solid fuel is the main fuel for space heating when the minimum storesize should be 1.35m3.The location of refuse bins and fuel storage should be such as to avoid the need forexcessive carry distances. Designers should also make provision for any storage needs which may be associ-ated with other fuels, e.g. oil, LPG.

Other StorageA storage press for washed clothing and general household linen should be provided in all dwellings.The min-imum capacity should be 0.5m3 for dwellings for four or more persons and 0.3m3 for smaller dwellings.Thispress should be accessible from the circulation area and, where practicable, be adjacent to the domestic hotwater cylinder, e.g. in the form of a hotpress or airing cupboard.

The dimensions of bedrooms and livingrooms should be such as to allow reasonable choice for the occupantsin relation to the location of additional storage facilities, e.g. additional presses for blankets, household linenetc., wardrobes and presses for personal clothing and effects.

In family dwellings, provision should be made for a child resistant lockable medicine cabinet or store.This willusually be located at high level in the kitchen or bathroom.


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References

1. A Plan for Social Housing, Department of the Environment, 19912. Social Housing - The Way Ahead, Department of the Environment, 19953. Memorandum HGS 6/92, Assistance Towards Housing Accommodation and Associated Communal Facilities

Provided by Approved Bodies, Department of the Environment, 19924. Buildings for Everyone. Access and Use for all Citizens, National Rehabilitation Board, 1998.5. Building Regulations, 1997, Technical Guidance Documents A-M, Department of the Environment, The

Stationery Office, 19976. Memorandum N8/82, Memorandum on the Procedures to be Followed and the Standards to be Applied in

Providing Local Authority Dwellings, Department of the Environment, 19827. Social Housing Guidelines, Site Selection, Department of the Environment, 19978. Public Procurement, The Stationery Office, 19949. See Ref. 710. Planning Guidelines on Residential Density, Public Consultation Draft, Department of the Environment and Local

Government, 199911. Sustainable Development - A Strategy for Ireland, Department of the Environment, 199712. S.R. 6 1991, Septic Tank Systems, Recommendations for Domestic Effluent Treatment and Disposal from a Single

Dwelling House, National Standards Authority of Ireland, 199113. Recommendations for Site Development Works for Housing Areas, Department of the Environment and Local

Government,The Stationery Office, 199814. Provision of Cycle Facilities, National Manual for Urban Areas, Department of the Environment and Local

Government and Dublin Transportation Office,The Stationery Office 199815. Statutory Instrument No. 81 of 1988, European Communities (Quality of Water Intended for Human

Consumption) Regulations, 1988,The Stationery Office, 198816. See Ref. 1217. Circular LS 1/97, Artistic Embellishment Scheme, Department of the Environment, 199718. See Ref. 519. See Ref. 520. See Ref. 421. See Ref.522. I.S. 195 (1976), Letter Plates, National Standards Authority of Ireland, 197623. Circular N 10/96, Low level letter plates in Local Authority houses, Department of the Envionment, 199624. See Ref. 525. See Ref. 526. National Rules for Electrical Installations, Electro-Technical Council of Ireland, 1991 27. I.S. 813 (1996), Domestic Gas Installations, National Standards Authority of Ireland, 199628. I.S. 265 (1994), Installation of Gas Service Pipes, National Standards Authority of Ireland, 199429. I.S. 3216, (1988),Code of Practice for the Bulk Storage of Liquefied Petroleum Gas, National Standards Authority

of Ireland, 198830. See Ref. 531. See Ref. 532. See Ref. 433. See Ref. 2634. See Ref. 27

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