Planning Tips For Housing Estate Development

Planning Tips for Housing Estate Development

By
Dayo Abiola Akande

February 2012 Abiola Design Consult (abioladesignconsult@yahoo.com)
By Dayo Abiola Akande (abioladesignconsult@yahoo.com) +2348038540120
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Planning Tips for Housing Estate Development TABLE OF CONTENTS

TABLE OF CONTENTS..................................................................................................................... 2 1.0 2.0 3.0 INTRODUCTION ................................................................................................................... 3 PERFORMANCE REQUIREMENTS .................................................................................. 4 TECHNOLOGICAL AND ENVIRONMENTAL............................................................... 5
CRITERIA............................................................................................................................................. 5
3.1 3.2
Materials/ Finishes Desired to be used ................................................................... 5 Services Required....................................................................................................... 5 Electricity ............................................................................................................ 5 Water supplies .................................................................................................... 6 Sewerage ............................................................................................................. 6 Site Drainage ....................................................................................................... 7 Gas ....................................................................................................................... 7 TV Outlet ............................................................................................................ 7 Transport ............................................................................................................. 7 Services Pipe Work ............................................................................................ 8
3.2.1 3.2.2 3.2.3 3.2.4 3.2.5 3.2.7 3.2.8 3.2.9

4.0
ENVIRONMENTAL CONDITIONS TO BE ACHIEVED ............................................... 9
4.1 4.2 4.3 4.4 4.5 4.6

5.0
Landscape and Ecology ............................................................................................ 9 Safety and Security .................................................................................................... 9 Social Behaviour ........................................................................................................ 9 Building Proximities .................................................................................................. 9 Privacy ...................................................................................................................... 10 Other Environmental Conditions ........................................................................... 10
BEHAVIOURAL CRITERIA ............................................................................................... 12
5.1 5.2
6.0
Desired Behaviour ................................................................................................... 12 Behavioural Needs ................................................................................................... 12

ZONING AND PERFORMANCE STANDARDS ........................................................... 14
6.1 6.2 6.3
Residential Zone ...................................................................................................... 14 Commercial Zone .................................................................................................... 16 Recreational Zone.................................................................................................... 17
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1.0 INTRODUCTION
The successful planning of housing schemes and of individual dwelling units depends on the balance struck between ranges of factors. The needs and expectations of residents are of fundamental importance, in addition to adequate space and appropriate services, sustainability, accessibility, security, safety, privacy, community interaction, etc. must be given due weight. Furthermore, the design must be sufficiently flexible and adaptable to meet the demands likely to arise over the foreseeable life of the building, e.g. the typical family dwelling will be required to meet the needs of infants, young children, adults and elderly, either separately or in combination at various stages of its lifecycle. It will generally be necessary to complete the design, the planning and all the pre-construction works within a set time period and for the design solution to be such that the scheme can be constructed within given cost parameters.
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2.0 PERFORMANCE REQUIREMENTS
The proposed housing Estate design aim should ensure that each housing scheme is economically, socially and environmentally sustainable. This is facilitated by: The provision of a pleasant living environment which meets the needs, and, as far as possible, the preferences of the residents and fosters the development of community The encouragement of energy efficiency both at construction stage and during the lifetime of the scheme e.g. by climate sensitive design which takes account of the orientation, topography and surrounding features to optimise wind effects while controlling sunlight, daylight and solar gain benefits; Having due regard to the social and environmental consequences associated with the use of materials and resources, e.g. minimising the use of scarce nonrenewable resources and using renewable resources and materials which have minimum environmental consequences, wherever practicable The integration of the new housing into the existing natural and built environment in a way that makes a positive contribution to the overall environment of the locality. The creation of a satisfactory micro-climate at the level of the housing scheme involves a balance between the provision of sunlight shelter and the optimisation of the availability of daylight, and wind.
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3.0 TECHNOLOGICAL AND ENVIRONMENTAL
CRITERIA 3.1 Materials/ Finishes Desired to be used
The choice of materials and finishes for construction works on site is to have regard to cost, performance, durability, maintainability and overall environmental impact. Insofar as information is available, due regard is to be had to the full lifecycle cost and environmental impact of the materials used. The design should aim to ensure that all materials should be used efficiently with a minimum of waste.
3.2
Services Required
Appropriate provision should be made for the following services to each dwelling: Electricity Water supplies (hot and cold) Sewerage Site Drainage Natural gas Telephone Cable TV Transport (vehicular and pedestrian)
The location of any necessary meters, fuse boards, etc. is to be in accordance with the requirements of the relevant utility.
3.2.1 Electricity
Adequate levels of artificial lighting are to be provided for all rooms and circulation areas.
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Light switches are to be conveniently located, generally adjacent to doorways and at a height of between 900mm and 1200mm above the floor and at least 300mm from internal corners. No more than two switches should be grouped together at any one location. Two-way switches should be provided where appropriate, e.g. for landing lights. Sufficient socket outlets are to be provided in each habitable room. Sockets should be located for the maximum convenience of users. All dwellings should be provided with a suitable door bell.
3.2.2 Water supplies

Every dwelling should be provided with an adequate supply of portable water. Cold Water Supply Supply from a public or approved group water scheme is preferred, but, for standby purposes, a suitable private supply is to be provided. For this private water supply, the chemical and micro-biological quality of the water is to be prior to acceptance. The adequacy of the water supply for fire-fighting purposes is also to be considered. Hot Water Provision is to be made for an adequate supply of hot water to bath, sink and wash basins.
3.2.3 Sewerage
Sewerage is to be made for treatment of sewage and disposal of effluent using an appropriate central waste water treatment system. An individual dwelling, a septic tank is being considered as an option adequate and this kind of housing scheme.
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3.2.4 Site Drainage
The scheme design is aim to maximise the use of existing natural drainage patterns and to limit the requirement for separate disposal of surface water offsite. The extent of new impervious surfaces is to be limited so as to reduce peak surface water runoff.
3.2.5 Gas
Where a natural gas supply is available locally, a gas supply should be provided to each dwelling
3.2.6 Telephone All dwellings are to be provided with a single telephone outlet point located in the hallway or other appropriate location. A draw wire in conduit should be provided from this point to the chosen telephone cable entry point to facilitate the installation of the cable by the utility.
3.2.7 TV Outlet
All dwellings is to be provided with a suitably located TV outlet point with draw wire in conduit to the roof space or other appropriate TV cable entry point in order to facilitate later installation of necessary cabling and connection to aerial or local TV cable network
3.2.8 Transport
Insofar as possible the scheme design and layout is to maximise efficient flow of traffic. The layout of pedestrian routes should facilitate access to available services, and is to be safety conscious.
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3.2.9 Services Pipe Work
The pipe work and cabling associated with services provision is to be accommodated underground. This is to be facilitated by the provision of the necessary trenching and ductwork at the scheme development stage, following consultation with the various undertakers regarding their requirements. Location of Underground Services The position of sewers, water mains and other underground services relative to each other in public areas should be clearly identified and should, as far as possible, remain constant throughout the scheme. The layout is to be in accordance with the established practice of the local authority and, as far as practicable, 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 are to be given priority because of the specific requirements of line and level that apply. The location of sewers, drains and other services in private areas adjacent to dwellings is to be such as to allow for possible future extensions without the need for significant re-routing of such services.
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4.0 ENVIRONMENTAL CONDITIONS TO BE ACHIEVED
4.1 Landscape and Ecology
New housing Estate is to respect the environment in which it is situated. The natural topography should be retained, where practicable, with earthworks minimised and little or no transfer of material onto or off the site. Every effort is to be made to retain existing trees and vegetation. In choosing vegetation for landscaping and planting, indigenous species and those likely to provide an attractive habitat for local fauna is to be preferred, having due regard for other requirements in relation to landscaping.
4.2
Safety and Security

Safety and security are key elements in encouraging neighbourliness and
developing of a sense of community in a new housing area. The planning should aim to ensure that roads, footpaths, play areas and other common areas in schemes can be used in safety by children and adults.
4.3
Social Behaviour
The discouragement of anti-social behaviour, vandalism and crime is also a
specific planning objective.
4.4
i.)
Building Proximities
Proper zoning must be done to ensure that buildings housing related activities are placed side by side for easy access and functional efficiency.
ii.)
Well-planned distances between activities and users must be designed in such a way as to encourage a healthy interaction between occupants of the estate.
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iii.) Communal utilities should be placed within close distances from each other and strategically equidistant from each dwelling units.
4.5
i.)
Privacy
Privacy should be uppermost in the designers mind, particularly when designing the dwelling units in the scheme. Every dwelling unit must be accorded the maximum privacy level possible within the estate.
ii.)
The designer should be such as to clearly delineate public areas from private area on the larger scale as well as the smaller neighborhood level. In this manner, the territorial limits of visitors and residents within the scheme are well defined.
4.6
Other Environmental Conditions

The provision of a satisfactory living environment for the residents and the long-
term sustainability of the scheme are the main considerations. The approach to the overall scheme planning involves the following criteria: Ensuring that the estate creates a pleasant living environment which will meet the needs and preferences of the residents. Estate should create streets and spaces that provide a sense of identity and place and, thus, facilitate the satisfaction about the community. Ensuring that the estate makes a positive contribution to the overall environment of the locality. The new housing should integrate into the existing built and natural environment so that it contributes to the social, environmental and economic sustainability of the area.
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Ensuring a high level of safety and security for the residents. The scheme should be designed to discourage anti-social behaviour, e.g. layouts should seek to ensure that all access ways and public areas are overlooked by 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 dominating wind and daylight. Ensuring that, in so far as is practicable, the planning minimises barriers to accessibility for all users. Ensuring that the scheme can be constructed, managed and maintained at reasonable cost and in a way which is economically, socially and environmentally sustainable. Materials should be chosen with this in mind. The planning should aim to maximise the use of indigenous materials, optimise the areas of roads and other hard surfaces and minimise the lengths of service runs. Small, poorly-defined or poorly integrated areas of public open space which may be unusable, costly to maintain and a source of nuisance to residents should be avoided. Care should be taken to ensure that the location and layout of the housing will enhance the attractiveness of the overall development for the residents and other users and social segregation.
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5.0 BEHAVIOURAL CRITERIA
5.1 Desired Behaviour
Their behaviour should have the following results: Sense of security Satisfaction from the close environment Satisfaction from their individual dwelling Perceiveness that their neighbours are similar to themselves High density of social interactions. Coherence with neighbours
5.2
Behavioural Needs
Peoples need to form communities and communal living patterns has been since
the early ages of the humanity for practical, economical, sociological and psychological reasons.
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Fig 5.1 Interrelationship of the Design Criteria The general planning aim should be to create functional dwellings which provide comfortable, pleasant, suitable and homely living environments for prospective occupants.
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6.0 ZONING AND PERFORMANCE STANDARDS
6.1 Residential Zone
This is a private zone on the proposed site and the amount of land that will be allocated to each dwelling will be governed by the sizes of dwellings to be built, their typologies and by the net residential density required for the estate as a whole or for its various parts. The major factors for this land use are derived from the residents needs within the building, immediate private space around the house and accessibility to other facilities outside this private zone and the performance requirement is as follows:
Living Areas: i.) ii.) iii.) The living should be separated from the street by a clearly defined buffer zone. Circulation should be such as to separate activity from traffic routes. Adequate wall spaces should be allowed for furniture arrangement by properly locating openings.
Dining Areas: i.) The dining area should be comfortable and should be roomy enough to take at least four people for the 2 bedroom typology and at least six for the four bedroom typology. Bedrooms: i.) The bedrooms should be spacious enough to appropriately serve its primary function of a sleeping area for users.
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ii.) The bedrooms must be designed to adequately carter for other fundamental retiring functions like dressing and undressing, personal care, cloth storage; and circulation around these activities must be properly planned out.
Kitchen: i.) ii.) The kitchen should be properly ventilated to allow easy flow removal of air. The triangular work area design for kitchens must be maintained within a properly coordinated furniture and sanitary ware arrangement. iii.) The lighting to provide in the kitchen must be bright enough to serve the required tasks and to prevent fatigue. It must be safe and pleasant to work with. iv.) v.) It should be serviced by a store for storage of foodstuff and other kitchen utensils. Access to main ancillary areas in the dwelling, like dining, the kitchen yard etc. should be smoothly integrated into the flow.
Bathrooms: i.) The primary activities such as toileting, bathing and washing of hands should be properly catered for in the design of these bath/shower. ii.) Sanitary units should be properly arranged with due consideration paid to clearance and movement within the area. iii.) High windows should be provided to ensure the correct privacy levels for such areas and help throw natural light into the bathing area. iv.) Proper ventilation should also be a key consideration in the design of these bathrooms. v.) Lighting should be bright enough for the activities.
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Storage spaces: i.) The proper design and definition of storage spaces like stores, closets and boxrooms must be ensured to allow for maximum utility. ii.) The storage spaces should be properly fitted out with elements of storage like shelves, hooks and poles (were necessary) to ensure efficient utility. iii.) Care must be taken to ensure that these storage spaces are properly located in design and do not open directly onto circulation routes.
6.2
Commercial Zone
In any locality, a commercial zone is an important component which must be specifically located to boost its intended activities and meet the need of inhabitants of the proposed estate and people within the immediate environ e.g. shopping mall, cyber caf, eatery etc. This is to be planned to effectively support the residential area especially for the purpose of buying and selling i.e. were the occupants of the estate can easily purchase necessary items. The performance requirement is as follows:
i.)
Crystal clear show glass fronts should be designed to attract users to the wares on display.
ii.)
Proper arrangement of goods and wares in well-designed shelves and storage spaces should be the principal marketing gimmick.
iii.)
Properly located convenience should be incorporated into design in such a manner that users of this facility can do so with ease and discretion.
iv.)
These facilities should be properly coordinated within planned walkway grid to encourage pedestrian shoppers.
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6.3
Recreational Zone
This is a public area specially designed to enable people engage in enjoyable
activities and refreshment of their minds and body after work. Sporting facilities are provided here along with a pleasurable environment for relaxation e.g. Lawn tennis court, basketball court, football court, suya spot, swimming pool, club house. Club House is a major unit in recreational zone and the performance requirement is as follows: i.) ii.) Adequate reception space/waiting is required. Kitchen servicing the restaurant should be unobtrusively located and provided with clearly defined service entrances. iii.) The furniture arrangement for dinners should be orderly and should allow for proper circulation of waiters and users. The restaurant should overlook the swimming pool. iv.) v.) There would be a club manager office having a secretary. The lounge should be designed and arranged with furniture the give a relax setting for the users.
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