Launch of Building for Life 12 and implications for the
Development Management Process: Interim Guidance
for Applicants
3 January 2013
1. Overview
1.1 The Building for Life (BfL) model of residential design excellence has been
used since 2008 in Sheffield as our quality standard for measuring residential
development proposals against. It has been used in the development
management process to help deliver high quality development that takes
advantage of and enhances the distinctive features of the city.
1.2 The expectation to meet high design quality in all new developments is
supported by the Sheffield Development Framework Core Strategy (Policy
CS74) that sets out the design principles that high-quality development,
including residential development, should address. CS74 also sets out the
expectation that Building for Life will be used to assess the design quality of
all new major residential development in the city.
1.3 The BfL model was updated and launched as a set of 12 questions called
Building for Life 12 (BfL12) in September 2012. This note explains how this
new set of questions will be used in the development management (DM)
process from now on, and how we would like you, the applicant, to address it
as part of a planning application for residential development.
1.4 As the updated Building for Life 12 model encourages an early stage
design conversation between the applicant and a local authority, rather than a
formal assessment as was undertaken under the previous Building for Life
model, and sets out a new set of questions and scoring system, its use will be
piloted over the next few months to test how it might be integrated
successfully within the application process.
1.5 It should be noted that following the launch of this new best practice
approach and the removal of support by the national partners for the previous
set of BfL questions, it is no longer considered appropriate to continue with
the previous assessment process in Sheffield that was based upon this
model. It was referred to in the Core Strategy (para 12.16, page 133) as the
way CS74 was to be implemented, but there is nothing to prevent the
implementation approach being updated. Despite this change, it should also
be noted that it will still be expected for all residential schemes to meet the
requirements for high-quality development as set out under CS74.
2. Introduction
2.1 Building for Life 12 is promoted as the industry standard, endorsed by
Government, for well-designed homes and neighbourhoods. Within Sheffield,
it now replaces the previous BfL model of 20 questions that was used as an
evaluation tool and a structure for framing discussions around the design
quality of proposed major housing developments within the Development
Management process. The use of the revised model will be piloted from
January until April 2013, using a small number of selected schemes to
determine the most appropriate use of the BfL 12 questions in future.
2.2 Following the submission of adequate material, applicants of schemes
selected for the pilot will encouraged to use BfL12 as a tool to help structure
discussions between different stakeholders, including the Local Authority, to
enable strategic commentary and encourage the addressing of structural
design issues at an early stage in a scheme’s development.
2.3 As part of these discussions, a review of the design quality of the scheme
may be carried out jointly, and relatively quickly, by the planning and design
officers and key consultees, such as Highways. The purpose of this is to
provide applicants with an early report, identifying key issues that can be
measured against the BfL12 questions. This report can then form the basis of
further discussion and development of the design aspects of a proposal with
the applicant.
3. What schemes would be suitable for BfL12?
3.1 In general, all residential development classed as ‘major’ (schemes of 10
or more dwellings) can be assessed against the BfL12 questions. However,
for the purposes of the pilot, applicants will be contacted directly if their
scheme is being considered for inclusion.
4. The BfL12 pilot
4.1 The Council’s Development Team dealing with the application will review
the scheme soon after it has been submitted. If the scheme is to be included
within the pilot, it will be reviewed using the 12 questions taken from the
Building for Life 12 model (please see the appendix for a list of the questions
and relevant policy references).
4.2 Depending on the officer awareness of the site and its context, this will
normally be completed in a single meeting. As is normal procedure, the DM
Case Officer will also gather the views of other consultees such as Highways,
conservation, environmental planning etc. to feed into this meeting. As much
information as possible regarding the proposals, the site, and the context will
be gathered, and this will normally include observations taken during a site
visit.
4.3 The outcome of the review process will be recorded as a BfL12 report.
This will be agreed between the officers involved, with a target to complete
this assessment and determine how to take any issues arising forward with
the applicants within 4 weeks of receiving adequate information on the
development proposals. As part of the application process, applicants will be
expected to submit evidence to demonstrate the relative success of the
scheme in successfully meeting the BfL12 questions as part of the required
Design and Access Statement.
5. Planning Committee reports
5.1 Committee reports will focus on compliance with Policy CS 74 and refer to
the key issues raised as part of the BfL12 ‘design conversations’ undertaken
to enhance the design quality of a scheme.
6. Design and Access Statements
6.1 Applicants will be expected to use the BfL12 model in compiling Design
and Access Statements (DAS) and the online guidance will be updated to
help achieve this.
6.2 The context element of the DAS should be adequately completed for any
pre-application meetings that are arranged. However, it is accepted that there
may be occasions when this is not possible or desirable.
7. Further information
7.1 For further information and advice on the Building for Life 12 pilot process
please contact Andrew Slaney on 0114 273 6077 or email
andrew.slaney@sheffield.gov.uk
APPENDIX
Building for Life 12
Building for Life is the industry standard, endorsed by Government, for
well-designed homes and neighbourhoods.
Building for Life stimulates a conversation between local communities, local
authorities and developers about creating great places to live.
In partnership with the Home Builders Federation and Design for Homes,
Cabe @ Design Council have launched an updated version of Building for
Life, called Building for Life 12. Building for Life 12 reflects the Partner’s vision
of what new housing developments should be: attractive, functional and
sustainable places. It is based on the new National Planning Policy
Framework and the Government’s commitment to build more homes, better
homes and involve local communities in planning.
Swatch:
http://www.designcouncil.org.uk/our-work/cabe/sectors/housing/building-forlife/
Building for Life 12 Questions
Integrating into
the
Neighbourhood
Creating a Place
Street and Home
1. Connections
Does the scheme integrate into its surroundings
by reinforcing existing connections and creating
new ones; whilst also respecting existing
buildings and land uses along the boundaries of
the development site?
2. Facilities and services
Does the development provide (or is it close to)
community facilities such as shops, schools,
workplaces, parks, play areas, pubs and cafés?
3. Public transport
Does the scheme have good access to public
transport to help reduce car dependency?
4. Meeting local housing requirements
Does the development have a mix of housing
types and tenures that suit local requirements?
5. Character
Does the scheme create a place with a locally
inspired or otherwise distinctive character?
6. Working with the site and its context
Does the scheme take advantage of existing
topography, landscape features (including water
courses), wildlife habitats, existing buildings, site
orientation and microclimates?
7. Creating well defined streets and spaces
Are buildings designed and positioned with
landscaping to define and enhance streets and
spaces and are the buildings designed to turn
street corners well?
8. Easy to find your way around
Is the scheme designed to make it easy to find
your way around?
9. Streets for all
Are streets designed in a way that encourage low
vehicle speeds and allow them to function as
social spaces?
10. Car parking
Is resident and visitor parking sufficient and well
integrated so that it does not dominate the
street?
11. Public and private spaces
Will public and private spaces be clearly defined
and designed to be attractive, well managed and
safe?
12. External storage and amenity space
Is there adequate external storage space for bins
and recycling as well as vehicles and cycles?
Policy justification
Below is the current Sheffield Development Framework and Unitary
Development Plan policy justification for all the BfL questions.
Building for Life
1. Connections
Does the scheme
integrate into its
surroundings by
reinforcing existing
connections and creating
new ones; whilst also
respecting existing
buildings and land uses
along the boundaries of
the development site?
UDP Policy
2. Facilities and services
Does the development
provide (or is it close to)
community facilities such
as shops, schools,
workplaces, parks, play
areas, pubs and cafés?
CF1 Provision Of
Community Facilities
CF8 Conditions On
Development In
Institution Areas
BE5 Building Design
And Siting
BE10 Design of
Streets, Pedestrian
Routes, Cycleway
and Public Spaces
H15 Design Of New
Housing
Developments
SDF Policy (Emerging)
CS74: Design Principles
(C1: Access to Local
Services and Community
Facilities in New
Residential
Developments)
(G10: Design Quality
(a)&(b))
CS23: Locations for New
Housing
CS26: Efficient Use of
Housing Land and
Accessibility
CS43: Schools
CS44: Health Centres
CS45: Quality and
Accessibility of Open
Space
CS46: Quantity of Open
Space
CS47: Safeguarding
Open Space
CS73: The Strategic
Green Network
CS74: Design Principles
(C1: Access to Local
Services and Community
Facilities in New
Residential
Developments)
3. Public transport
Does the scheme have
good access to public
transport to help reduce
car dependency?
CS26: Efficient Use of
Housing Land and
Accessibility
CS51: Transport Priorities
CS53: Management of
Demand for Travel
CS56: Priority Routes for
Bus and Bus Rapid
Transit
CS62: Access to Wider
Employment
Opportunities for
Residents in the NorthEast Urban Area
CS63: Responses to
Climate Change
(C1: Access to Local
Services and Community
Facilities in New
Residential
Developments)
(E1: Development and
Trip Generation (c))
4. Meeting local housing
requirements
Does the development
have a mix of housing
types and tenures that
suit local requirements?
BE5 Building Design
And Siting
H7 - Mobility Housing
H8 Housing For
People In Need Of
Care
H15 Design of New
Housing
Developments
CS40: Affordable Housing
CS41: Creating Mixed
Communities
CS74: Design Principles
5. Character
Does the scheme create
a place with a locally
inspired or otherwise
distinctive character?
BE18 Development
in Areas of Special
Character
H14 Conditions On
Development In
Housing Areas
MU11 Conditions On
Development In
Mixed Use Areas
CS74: Design Principles
(D3: Delivering Affordable
Housing)
(G5: Development and
Area Character)
6. Working with the site
and its context
Does the scheme take
advantage of existing
topography, landscape
features (including water
courses), wildlife habitats,
existing buildings, site
orientation and
microclimates?
BE5 Building Design
And Siting
BE6 Landscape
Design
BE15 - Areas and
Buildings with Special
Architectural Interest
BE16 - Development
in Conservation Areas
BE17 Design and
Materials in Areas of
Special Architectural
or Historic Interest
CS74: Design Principles
7. Creating well defined
streets and spaces
Are buildings designed
and positioned with
landscaping to define and
enhance streets and
spaces and are the
buildings designed to turn
street corners well?
BE5 Building Design
And Siting
CS74: Design Principles
8. Easy to find your way
around
Is the scheme designed
to make it easy to find
your way around?
BE5 Building Design
And Siting
CS74: Design Principles
(G10 Design Quality (c))
9. Streets for all
Are streets designed in a
way that encourage low
vehicle speeds and allow
them to function as social
spaces?
BE10 Design of
Streets, Pedestrian
Routes, Cycleway
and Public Spaces
T8 Pedestrian
Routes
10. Car parking
Is resident and visitor
parking sufficient and well
integrated so that it does
not dominate the street?
BE9 Design For
Vehicles
H7 - Mobility Housing
H14 Conditions On
Development In
Housing Areas
CS51: Transport Priorities
CS53: Management of
Demand for Travel
CS54: Pedestrian Routes
CS55: Cycling Routes
CS61: Pedestrian
Environment in the City
Centre
CS74: Design Principles
(E3: Design for Roads
and Movement (b), para.
6.16)
CS53: Management of
Demand for Travel
(E2: Parking)
(E3: Design for Roads
and Movement (f))
(G5: Development and
Area Character)
(G10: Design Quality)
(G5: Development and
Area Character)
(G10: Design Quality
(b)&(i))
11. Public and private
spaces
Will public and private
spaces be clearly defined
and designed to be
attractive, well managed
and safe?
BE5 Building Design
And Siting
BE6 - Landscape
Design
BE10 Design of
Streets, Pedestrian
Routes, Cycleway
and Public Spaces
BE12- Public Art
H16 Open Space In
New Housing
Developments
CS74: Design Principles
(G10: Design Quality
(c)&(d))
(E3: Design for Roads
and Movement (b))
12. External storage and
amenity space
Is there adequate
external storage space for
bins and recycling as well
as vehicles and cycles?
BE5 Building Design
And Siting
H14 Conditions On
Development In
Housing Areas
CS74: Design Principles
(G10: Design Quality (j))
(E2: Parking)