Department of the Environment, Heritage and Local Government
Design guidance: Planning for New Residential Developments
Brief for Consultants and Request for Tenders
September 2006
Spatial Policy Section
Department of the Environment, Heritage and Local Government
Custom House
Dublin 1
D:\533561486.doc
Section 1 Introduction
1.1 Purpose and scope
The Department of the Environment, Heritage and Local Government
(DEHLG) invites tenders from appropriately qualified consultants for the
preparation of a design guidance document. This is intended to accompany
new guidelines for planning authorities on the planning and layout of new
residential developments in urban areas in Ireland. The new planning
guidelines will update and supersede the 1999 residential density guidelines,
as density will be only one of the major issues to be addressed. The purpose
of the design guidance will be to illustrate best practice in implementing the
sustainable development policies and urban design principles set out in the
planning guidelines
It is intended that the best practice design guidance should be easily
accessible by all those involved in the planning, design and construction of
urban housing schemes, including planning authority staff, housing
developers and their professional advisers. The primary focus will be on
housing schemes in the density range 30 – 50 units per hectare, although
consideration will also be given to densities above and below that range. The
guidance document of about 100 pages will be illustrated by means of photos,
colour diagrams, sketch layouts and perspective drawings, and will include
examples of good design drawn from both established and contemporary
schemes in Ireland. The guidance will relate to, with examples drawn from, a
variety of urban scales and locations, ranging from inner city brownfield sites
to infill schemes in small towns and villages.
It is important that the guidance document should encourage good design
solutions without stifling initiative; it is not intended as a prescriptive manual.
It should also allow for varying circumstances at local level, by concentrating
on fundamental planning and design principles.
1.2 Housing and planning policy context
The design guidance will form part of a suite of housing and planning policy
documents being published by the Department, including
 Housing Policy Framework: Building Sustainable Communities”
(December 2005)
 Draft planning guidelines, “Sustainable urban housing: 1) Design
standards for apartments” [expected Oct.2006]
 Proposed new draft planning guidelines, “Sustainable urban housing:
2) Planning for new residential developments” [expected early 2007],
for which the design guidance will be a non-statutory companion guide
 A revised version of the 1999 Social Housing Design Guidelines
[expected end-2006]
The consultants will be expected to set their draft design guidance within this
broader policy context – see Appendix A below for an outline of relevant
policy statements. The Steering Group will maintain continuous liaison with
the consultants regarding the review of the 1999 residential density
guidelines, to ensure consistency of approach between the new planning
2
guidelines and the design guidance document.
1.3 Nature of the contract
It is proposed to award a contract to a consortium of suitably qualified
consultants to prepare a draft design guidance document in accordance with
the specifications set out in Section 2 below and under the supervision of a
broadly based Steering Group appointed by the DEHLG.
1.4 Query handling
Any queries relating to this request for tenders should be addressed via e-mail
only to Rosanna Kearns (rosanna.kearns@environ.ie), Spatial Policy Section,
DEHLG, before 18 October 2006
1.5 Financial arrangements
Payment for the services covered by this invitation to tender will be on foot of
appropriate invoices. Invoicing arrangements will be agreed with the
successful tenderer following the award of the contract.
Section 2 Specification of requirements
2.1 Terms of reference
The consultants will be required:
A. To familiarise themselves with all relevant DEHLG housing and
planning policy documents, and to reflect the broad thrust of such
policy in the design guidance.
B. To prepare, within 2 weeks from the date of their appointment, for the
approval of the Steering Group
I. A detailed draft Table of Contents;
II. A detailed proposed work programme, indicating the timescale
within which specified deliverables will be completed1; and
III. An indicative list of best practice housing case studies.
C. To prepare, for the approval of the Steering Group, an initial draft
design guidance document which
I. Addresses all of the key planning and design issues set out in
Appendix B below;
II. Is illustrated throughout with appropriate colour photos, housing
layouts, sketch diagrams, perspective drawings, etc.;
III. Provides guidance for planning authorities based on generally
accepted principles of sustainability and urban design, while
allowing those authorities flexibility in addressing local
circumstances and building traditions;
IV. Refers to a series of established and recent housing layouts
which, in the judgement of the consultants, represent examples of
best practice in relation to one or more of the key planning and
design issues; and
1
While the overall timescale for completion of the design guidance will be as agreed between
the consultants and the Steering Group, a period of not more than 9 months is envisaged.
3
V. Contains a list of relevant publications and websites for further
reference.
D. To submit a revised draft guidance document which addresses any
comments made by the Steering Group in relation to the initial draft.
2.2 Qualifications of consultants
Consultants bidding for the tender will be required to demonstrate that they
possess relevant qualifications such as planning, architecture and urban
design, and have a substantial track record in the design and layout of a
range of residential developments in Ireland. Previous experience in the
preparation of a residential design guide (e.g. for a planning authority) would
be an advantage.
Section 3 Award criteria
3.1 Award Criteria
The contract will be awarded from the qualifying tenders on the basis of the
most economically advantageous tender applying the following award criteria,
listed in order of priority:
 Quality, relevant experience and knowledge of the team assigned to the
project;
 Interpretation of the terms of reference;
 Timing - Ability of the tenderer to meet all the requirements as set out in
section 2.1 of this document within the specified timeframe and ability of
the proposed team to manage the range of tasks and overall project
effectively;
 Cost - Value for Money; and
 Proposed methodology.
The Department reserves the right not to select any or all of the bidders and
to re-advertise the contract.
Section 4 Submission of Proposals
4.1 Tender submissions
Tenders should be submitted no later than 5pm on 18 October 2006 to
Rosanna Kearns, Spatial Policy Section, Department of the Environment,
Heritage and Local Government, Custom House, Dublin 1 (e-mail:
rosanna.kearns@environ.ie).
Three hard copies and an electronic copy of the proposal should be provided.
Tenders that are delivered late will not be considered eligible for
consideration.
4
Tender submissions shall:
a) Identify the members of the proposed consultancy team, specifying
their relevant qualifications and residential design experience, and their
role / time inputs within the team;
b) Identify the Project Manager who, in addition to possessing relevant
qualifications and experience, should demonstrate competency in
managing a project of this type, and who will be the main point of
contact with the DEHLG Steering Group;
c) Provide an outline of how it is intended to comply with the requirements
of this brief, demonstrating the consultants’ understanding of the
proposal, and citing any previous comparable experience;
d) Provide evidence of graphic ability (in relation to illustrations in the
design guidance);
e) Submit an indication of the level of fees (excluding VAT) in euros
expected for the services offered. An estimate of likely expenses (e.g.
travel, subsistence and printing costs) should also be included. It
should be noted that the final fee will be subject to negotiation between
the DEHLG and the preferred consultants.
4.2 Tax Clearance and Withholding Tax
The successful tenderer will be required to submit a current Tax Clearance
Certificate prior to signing of contract. A successful non-resident contractor or
sub-contractor will be required to produce a statement from the Irish Revenue
Commissioners.
Under the Finance Act, 1987 a withholding tax must be deducted from
payments for professional services. This tax will be deducted from payments
made to the successful tenderer in respect of work carried out under this
project and will be remitted to the Irish tax authorities.
4.3 Contractual details
The final document shall be delivered as an MS Word document with
illustrations as agreed with the Steering Group in both electronic format and
six hard copies.
Copyright and all intellectual property rights in the completed document shall
be vested in the Department, subject to proper acknowledgement of input by
the consultants.
Any conflict of interest or potential conflict of interest must be disclosed to the
Department in making the tender submission.
The Department undertakes to use its best endeavours to hold confidential
any information provided by bidders making submissions, subject to the
requirements of the Freedom of Information Act 1997. Should a bidder wish
that any information supplied should not be disclosed because of commercial
sensitivity, such information should be identified when making the submission.
5
Appendix A: Main sources of national planning and other policies
relevant to new residential development
The consultants, in drafting the design guidance, will be expected to reflect
relevant national policies and strategic documents. The main sources are as
follows:
2

The National Spatial Strategy (NSS) 2002-2020: See in particular
section 5.3.1 on “Housing location in urban areas” and section 5.4
“Enhancing quality of life”

Guidelines for planning authorities2:
o Residential density (1999, currently being reviewed)
o Design standards for apartments (expected October 2006)
o Childcare facilities (2001)

National Economic and Social Council, “Housing in Ireland:
Performance and Policy” (NESC report no. 112, November 2004):
See in particular chapter 3 “Interpretation of the Irish housing system”
and chapter 5 “Sustainable neighbourhoods and integrated
development”

Traffic Management Guidelines (DEHLG / Dept. of Transport /
Dublin Transportation Office, 2003): See in particular chapter 1
“Traffic management and sustainability” and chapter 7 “Traffic calming
for new residential roads”

DEHLG, “Housing Policy Framework: Building Sustainable
Communities” (December 2005)
Copies of the planning guidelines are available on the DEHLG website www.environ.ie
6
Appendix B: Key issues to be included in the proposed
design guidance
It is expected that the guidance document will address all of the key issues
outlined below. However, the precise format and contents will be as agreed
between the consultants awarded the contract and the Steering Group
appointed by the Department.
A. Sustainability principles
 Balance between economic, social and environmental
dimensions of sustainable development
 Developing sustainable urban settlement patterns to reduce
distance between homes and jobs, services and leisure facilities
and to make better use of existing and future investment in
public services, including public transport
 Promoting socially integrated communities
 Minimising the consumption of non-renewable resources,
including minimising the use of energy
 Avoiding adverse impacts on environmental features such as
landscapes, habitats and protected species, rivers and coasts,
and the cultural heritage
 Avoidance of natural hazards, e.g. flood risk
B. Urban design principles
 Understanding the urban context / site appraisal
 Creating a sense of place
 Density and mix of uses
 Massing and height
 Quality of the public realm / landscaping
 Movement / links
 Enclosure
 Legibility
 Landscape
 Designing for public and personal safety
 Adaptability / durability / ease of maintenance
 Choice of materials
C. Planning at the neighbourhood scale
 Appropriate density / mix of land uses
 Creating a movement network:
o Public transport
o Private cars
o Service vehicles
o Cycling
o Walking
 Provision / location of community facilities
7


Provision of public open space
Choice of dwelling types / social inclusion
D. Planning and layout of individual schemes
 Sufficient range of dwelling types
 Access / links, including access for disabled people
 Orientation / sunlight and daylight
 Public, communal and private open space
 Landscape
 Privacy
 Safety
 Provision of services / waste storage and collection
E. Case studies
 To illustrate various scales and types of residential development,
e.g. from inner city to village infill
 To illustrate examples of best practice, e.g. high quality landscaping
F. Implementation
 Development briefs
 Site appraisal
 Design statements
 Local area plans
 Development plan policies
8