Housing Advisory Unit
Report on
Flexible Design
October 2014
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HAU Report on Flexible Design – October 2014
Flexible Design
Contents:
1.0
Introduction
2.0
What is Flexible Housing?
3.0
Why Provide Flexible Housing?
4.0
Design Objectives
5.0
Flexibility for Disability
6.0
Existing Buildings
7.0
Flexible Communities
8.0
Types of Flexibility
9.0
Flexible Design Features
10.0 Design Considerations
11.0 Options Overview
12.0 Detailed Options
13.0 Summary
14.0 References/Further Guidance
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HAU Report on Flexible Design – October 2014
Flexibility and adaptability – a building able, within reason, to cope with
changes in the needs of the user and potential technological developments
(Recognising good design, CABE1).
1.0
Introduction:
Change is inevitable. Housing needs and patterns, social and technological,
individual and collective are all in a constant state of flux. These changing needs
may be personal (e.g. divorce, an expanding family), practical (e.g. the onset of old
age, working from home) or technological (e.g. the updating of old services). The
changing patterns might be demographic (e.g. the rise of the single person
household), economic (e.g. the rise of the rental market) or environmental (e.g. the
need to update housing to respond to climate change).
The majority of housing however is resistant to change. Inherently inflexible
construction techniques and designs are the norm: internal loadbearing partitions,
trussed rafters, and designated rooms planned to minimum and specific furniture
layouts, make future change difficult and expensive. When people’s circumstances
change, as they inevitably do, they can either make structural alterations that often
prove complex and costly, or move house to one that is more suitable for their
current needs. For some, moving house is a part of life and the change may be a
desirable one. For many others however, they do not want, nor are they always able,
to move home as their circumstances change. But, if their house cannot adapt then
the users will have to move on, which is both socially and financially disruptive.
One prime change in demographics, as noted above is the increase in single person
households. This trend has been well documented and, with the onset of Welfare
Reform and the bedroom tax, is set to continue with the effect of a growing demand
for one bedroom units from housing providers. Generally there is a correlation
between amount of space and amount of flexibility and this makes one bedroom
units amongst the least adaptable housetypes. This inflexibility, in addition to higher
build cost, more frequent occupant turn over, and concerns over future legislation
change with regards the unpopular bedroom tax, mean that one bedroom units are
not always desirable for housing providers to build or for users to aspire to.
Therefore if sustainable communities are to be created and modern housing is to
become more than just a disposable commodity, then flexible and adaptable housing
that can respond to the users changing circumstances must be considered.
2.0
What is Flexible Housing?
Adaptable and flexible housing can be broadly defined as housing that can adapt to
the changing needs of users- that can adjust to changing needs and patterns, both
social and technological. However, it should be noted that there is a difference
1
Recognising good design, Commission for Architecture & the Built Environment (CABE),
http://webarchive.nationalarchives.gov.uk/20110118095356/http://www.cabe.org.uk/buildings/gooddesign/recognising
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HAU Report on Flexible Design – October 2014
between adaptable and flexible housing, that being adaptability is capable of
different social uses, whereas flexibility is capable of different physical
arrangements.2 Flexibility is achieved by altering the physical fabric of the building
and applies to both internal and external changes, and to both temporary changes
(through the ability to slide a wall or door) and permanent changes (through moving
an internal partition or external wall.) ‘Where adaptability is based around issues of
use, flexibility involves issues of form and technique.’3
Flexible housing is a wider category than some of the other terminology applied to
housing that can be adapted for changing needs. For example it goes beyond the
‘Lifetime Homes’ definition, which is aimed primarily at housing design standards and
adaptability to ensure accessibility for people with disabilities, in particular as they
grow older or lose full mobility. Flexible housing on the other hand aims to cater for a
wider range of changing household circumstances, lifestyle or demographic changes
and takes a more holistic view of the potential of adaptation.
Flexible housing can provide the potential to make changes prior to occupation as
well as the ability to adjust housing over time after occupation. Flexible housing thus
works across the life of a housing development. Prior to occupation, a flexible
approach will allow future users a degree of choice as to their layouts. Post
occupation it enables people to occupy their homes in a variety of ways, not tied to
the specifics of room designations, and allows them to make adaptations to their
home. In the longer term, flexible housing allows housing providers to adapt the mix
of units, to change internal layouts, and also to upgrade their properties in an
economic manner.
3.0
Why provide Flexible Housing?
The advantage of flexible homebuilding is that the properties can be adapted to meet
a range of changing family circumstances; their provision is a suitable response to
the growing range of people's lifestyle choices, such as working from home.
Therefore, not only will they allow house-holders to adapt a building as their needs
and situations change, thus avoiding the need to move home, but by encouraging
people to remain in a household over a sustained period of time they should
encourage the growth of stable and sustainable communities.
To the residents the potential for being able to expand their home should allay fears
for the future and of having to move house if their circumstances change, especially
when they are happy and content in a particular area. For those in 1-bed units they
may be more likely to settle, safe in the knowledge that they are not affected by a
bedroom tax, but can still reconfigure or expand in the future, or vice-versa for those
in properties with more bedrooms.
For housing providers it should add value to smaller units making them easier to let
and more popular. A tenant might be more willing to move in knowing that a dwelling
is capable of being expanded if their circumstances change. It should also help to
2
Steven Grodk, The ldea of building: thought and action in the design and production of buildings, London: E &
FN Spon, 1992, p.15.
3
Tatjana Schnieder & Jeremy Till, Flexible Housing, Architectural Press, 2007, p. 5
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HAU Report on Flexible Design – October 2014
alleviate fears that smaller 1-bed units, which Housing Associations (HAs) are
required to provide, will become a repository for problem tenants, who are more
likely to be housed in smaller units. The risk is that these become stigmatised and
then difficult to let. With flexible design HAs may take more comfort in knowing that if
the 1-bed units prove problematic that they can be reconfigured into larger units.
Higher turnover of tenants should also be reduced.
In HM Treasury’s Green Book: Appraisal and Evaluation in Central Government, in
the section under Risk and Uncertainty it specifically advocates Design Flexibility. It
states: ‘Where future demand and relative prices are uncertain, it may be worth
choosing a flexible design adaptable to future changes, rather than a design suited
to only one particular outcome.’4 It also recommends, as a means to prevent and
mitigate risks and uncertainty, ‘Building in flexibility from the start.’5 Therefore, as a
means to reduce risk, flexibility is included in Government Policy.
Further to HM Treasury Guidance, the OGC Procurement Guide No.09 ‘Design
Quality’ also advocates flexibility and states: ‘Design quality is about much more than
style or appearance – it incorporates the key requirements of the stakeholders and
business, functionality, whole-life value in relation to maintenance, management and
flexibility, health and safety, sustainability and environmental impact.’6 Under
‘Selecting a skilled team’ Procurement Guide 09 also states: ‘The criteria should
consider all the features of good design such as....the need for future flexibility...’7
and under ‘Detailed Design’ asks the question: ‘Does the design take account of:
future needs of the users and the flexibility needed to meet them?’8
Likewise the Republic of Ireland’s Urban design Manual and the Mayor of London’s
Housing Design Guide9 also advocate design Flexibility. The Future Homes
Commission’s report ‘Building the Homes and Communities Britain Needs’ has a
section on Flexible Design and Spaces and recommends ‘In the future, the layout of
homes should reflect the growing need for flexibility and adaptability.’10
The provision of flexible homes should also help to fulfil sustainability objectives. A
cycle of demolishing and rebuilding goes against sustainable construction ideals that
advocate reuse where possible. The process of demolishing and clearing a site then
rebuilding from scratch is wasteful in terms of energy used and money spent.
Government policy recognises this and under DFPs Sustainability Action Plan 2012201511, the first theme deals with re-use of existing built assets and states that:
‘all relevant projects to use one or more of the following strategies based on a longterm value for money basis:
Refurbishment/Re-use of existing built asset;

New build but planning for future refurbishment by designing for adaptability;
4
The Green Book: Appraisal and Evaluation in Central Government, HM Treasury, TSO, 2011, p. 81.
The Green Book: Appraisal and Evaluation in Central Government, HM Treasury, TSO, 2011, p. 34.
6
Design Quality- Achieving Excellence in Construction Procurement Guide 09, OGC, 2007, p. 5.
7
Design Quality- Achieving Excellence in Construction Procurement Guide 09, OGC, 2007, p. 20.
8
Design Quality- Achieving Excellence in Construction Procurement Guide 09, OGC, 2007, p. 23.
9
London Housing Design Guide (Interim Edition), Mayor of London, 2010.
10
Building the Homes & Communities Britain Needs, The Future Homes Commission, 2012, p.42.
11
Sustainability Action Plan 2012-2015, Government Construction Clients, 2012, P.4.
5
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HAU Report on Flexible Design – October 2014

New build but planning for deconstruction and re-use.
Therefore building in flexibility from the outset can prolong the life of buildings,
reduce waste, save energy, conserve natural resources, save money and help
achieve sustainability objectives.
With regards cost there are also benefits. When a tenant’s needs change and they
have either outgrown their original home or else find it too big or unsuitable for their
physical state, they have the option to either move house or adapt their home. Both
involve considerable human and actual costs that could be reduced if flexible design
features were incorporated into their home
Although the initial costs of building flexible and adaptable features are likely to be
more than a conventional home, these homes can recover their investment over the
long-term because the features allow for easier and less expensive change and
renovation. In addition, staying in a house with these features can help to reduce or
avoid the significant costs of moving, legal fees, and resulting redecoration or
renovation costs. The ultimate saving for building in the capacity to adjust to different
circumstances during the design and construction phase will help to significantly
reduce subsequent construction costs. These buildings in turn will last longer, and
they will be cheaper in the long run because they reduce the need and frequency for
wholesale refurbishment.
The whole life cost of a development includes the initial capital costs, the finance
costs, repairs and maintenance, demolition and disposal, as well as running costs
such as energy, water and waste. By applying whole life costing and including this in
the initial cost of housing, then building in flexibility would clearly be an economic
and sustainable benefit. In technical terms, flexible housing reduces maintenance
costs, allowing as it does simpler retrofitting and upgrading of services, thereby
future-proofing buildings. In physical terms, potential obsolescence is reduced
significantly, with the ability to adapt and upgrade buildings rather than pulling them
down and in social terms, it limits the need for users to relocate.
Socially, it empowers the user to take control of their own dwelling, either by making
choices prior to final construction or else over the lifetime of the home.
Demographically, it enables housing providers to adjust to new living patterns and
configurations of users. Economically, it avoids obsolescence and costs involved in
reconfiguration or refurbishment. Technically, it should allow for the incorporation of
new technologies and the upgrading of old ones.
4.0
Design Objectives:
The overall design objectives are to:
 Encourage housing providers to consider how their dwellings might be used in
the future.
 Promote high quality, imaginative and well designed solutions for new homes
that incorporate innovative ideas which can be built into dwellings to enable
them to adapt or extend easily over time to meet changing household
circumstances, lifestyle or demographic changes.
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HAU Report on Flexible Design – October 2014








Encourage designs that allow a householder to live in their home for longer
periods of time– possibly over an entire lifetime.
Promote sustainable, stable, diverse communities.
Encourage housing providers to provide sufficient smaller units to meet
demand, by introducing flexibility to reduce the risk of obsolescence.
Reduce costs associated with expensive adaptations and extensions by
taking into account whole life costs.
Reduce the social and financial costs associated with having to move house
due to changing circumstances.
Promote sustainable design whereby reuse rather than replacement is more
feasible in the long term.
Support the principles of ‘Lifetime Homes’ and ‘Building for Life.’
Reduce risk of obsolescence.
In addition to complying with the normal statutory requirements of Planning Service
and current Building Regulations, to meet the design objectives Associations must
ensure that the proposed development is designed to meet the minimum standards
as set out in the Housing Association Guide Design Standards. This would include
inter alia
 Lifetime Homes;
 Code for Sustainable Homes;
 Energy conservation Energy Sustainability & Services guidance;
 Secured by Design.
5.0
Flexibility for Disability:
The onset of illness or old age which leads to disability and possibly also
dependency, is one of the biggest changes that can occur in a person’s life. The
Lifetime Homes standard goes a long way to mitigate the impact of this by specifying
design criteria that can be applied at minimal cost to support the changing needs of
individuals and families at different stages of life.
However a number of proposals for flexible design can perhaps offer additional
potential for helping homes be adapted for a disability and /or old age. For example,
a flexible design that allows the creation of a second bedroom by the provision of a
slack space or ‘switch room’ could potentially offer accommodation for a carer. A
design that allows for a future extension from the outset and considers the placing of
windows, doors (or potential opening) and services could all make extending a
property a lot simpler. Perhaps at design stage it may be appropriate for house
builders to show the future extensions (designed to meet the Adaptations Toolkit) in
the design of the home in order to show that such future adaptations would not affect
both the living environment within the home itself or neighbouring properties, would
allow for an adequate private open space provision, and would not harm the
character or appearance of the home. Such predesigned extensions could even
prove a valuable marketing tool, especially if planning approvals are in place. A
flexible design that allows a three storey house to be sub-divided into apartments
would allow an elderly person to downsize whilst staying in their home on the easily
accessible ground floor. In addition, general design principles such as the servicing
strategy and non-loadbearing partitions would also help offer flexibility. If the
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servicing of a dwelling is designed for ease of access and modification then any
changes, such as relocating fittings or installing alarms/intercoms, etc could be a lot
simpler. Similarly if walls are designed to be non-loadbearing then these could be
repositioned relatively easily without expensive structural works. Rooms could then
be expanded or contracted as necessary according to needs, although the need to
provide firm fixing for grab rails would need consideration in this case.
6.0
Existing Buildings:
In conversion schemes the potential for flexibility can be much less due to the
restriction of the existing fabric and structure. However it is worth noting that many of
the most successful housing of the past is still in use because it has been able to
adapt to changing circumstances – for example by adapting to changing family sizes,
different forms of space heating and increased car ownership.
For example there are many examples of Victorian terraces or Georgian
Townhouses, which were originally family houses, being subdivided into apartments,
used for home-working, extended out the back or into the roof, or used for
commercial uses. In these examples, robust, spacious construction and appealing
designs that have stood the test of time, have allowed these buildings to adapt and
respond to changing needs over the years. This also applies to nineteenth century
industrial factories and workshops which have been converted into ‘loft’ apartments,
and if these qualities can be maintained with respectful design, then their inherent
flexibility can ensure they will have a useful life for many more years.
The work carried out by the Ulster Architectural Heritage Society to demonstrate the
value of the terrace houses in Belfast illustrates that though not as flexible as the
large Georgian Terrace houses, even the humble workers terrace can be capable of
adaptation and reuse. In the examples prepared by UAHS12 the principle of joining
up dwellings into a larger home were demonstrated with options showing how two or
three houses could be combined into one larger unit, or three houses could be
converted into two apartments.
Designers should learn from successful types of homes that have managed to
successfully stand the test of time. New homes should be designed to meet the
needs of the early 21st century – and be recognisably of their time. But to increase
their chances of surviving for more than a generation, they will need to incorporate
some of the key features from pre-existing housing types. Lessons learned from
Georgian and Victorian terraces and town houses show that generous space
standards combined with an intelligent arrangement of space can allow the property
to be divided up in various ways.13
7.0
12
13
Flexible Communities:
The Case for Sustainable Reuse, Ulster Architectural Heritage Society, 2009
Urban Design Manual: A Best Practice Guide, DE, Heritage & Local Government (ROI), 2009
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As part of the wider picture it should be borne in mind that places need to be
adaptable at every scale. A household makes varying demands on a house as
children are born and grow up. Similarly, towns and cities as a whole have to adapt
as industries rise and decline, demand for housing and the nature of workplaces
change, and buildings and infrastructure age. The benefits that can be derived from
providing adaptable, flexible homes can also be extended to designing whole
neighbourhoods that are easily able to change to meet the needs of changing
residents. Such ‘Lifetime Neighbourhoods’14 are often higher density, compact and
walkable places that prioritise pedestrian movements.
Adaptability is one of seven core objectives of urban design identified by CABE.15 If a
new community is to be successful and sustainable, the place - the physical space,
the amenities and the social infrastructure - needs to be able to adapt over time to
new needs and new possibilities. One way this is achieved is by providing a choice
of dwelling types in a local area, offering scope for people to stay in a preferred area
whether or not their circumstances change in terms of family size, age, aspiration or
ability to climb stairs, for example. A range of choices, from standard housing
through to sheltered or extra care housing, would help to maximise the value of
neighbourhoods, and the range of choices available to older people.
The concept of Housing Factor* can potentially be used in assessing the level of
choice locally. A Housing Factor of 5 or more leads to a successful sustainable
community – a lifetime community with choices for people as their lifestyles change.
In just one building, there can be a Housing Factor of 4 or more. It is therefore
possible to achieve Factor 5 in a small area.
* Housing Factor is the multiplier in size / cost between the smallest /cheapest dwelling and
the largest / dearest dwelling within five minutes' walk. For example a Housing Factor of 5
could mean dwelling sizes between say 45 sq m and 225 sq m within a ten minute walk.
Selling prices may be between say, £50,000 and £250,000. The dwellings may be on the
same street, in the same block, in a mews or just around the corner. Such a neighbourhood,
with the benefit of some local facilities, is a Lifetime Community.16
Much large scale housing development (public and private) however is single
function (housing) and homogeneous tenure with a Housing Factor between 1 and 2.
This creates territories which are only accessible to certain groups of people. If
house types do not deviate much from a fixed norm, the people occupying them are
unlikely to deviate much from the norm either.17
Where new housing developments are being planned, it is important to consider both
neighbourhood design issues, and the design of individual properties.
8.0
14
15
16
17
Types of Flexibility:
Bevan, M. & Croucher, K. Lifetime Neighbourhoods, DCLG, 2011
By design- Urban design in the planning system: towards better practice, CABE & DETR, 2000.
Acheson, A, Briefing Note on Flexibility & Density in Housing, MAG, 2014.
Acheson, A, Briefing Note on Flexibility & Density in Housing, MAG, 2014.
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There are two methods of categorizing flexibility in housing. It can be described
according to whether the adaptation is predetermined or open to interpretation (‘soft’
or ‘hard’)18, or alternatively, whether the adaptation creates new floor space, or
simply remodels the existing space.
‘Soft’ refers to designs which are largely undefined, whereas ‘hard’ refers to
elements that more specifically determine the way that the design may be used. Soft
use generally demands more space, even some redundancy, and is based on a
loose approach to both planning and technology, whereas hard use is generally
employed where space is at a premium.
However flexible design can also be divided into houses that are designed to provide
additional future floorspace, or houses designed with the capacity for internal
flexibility or adaptation so they can easily be laid out in more than one configuration.
9.0
Flexible Design Features
There are a number of design features that designers can introduce at any early
stage to help facilitate changes to a home. For example:
1. Non-loadbearing, easily demountable partition walls.
2. Window arrangements that allow for the easy sub-division or re-arrangement
of internal space.
3. Lintels and/or trimmed floor joists/rafters installed in strategic locations to
allow for future openings in structural elements.
4. Space and structural opening provided for a stair up to a converted roofspace.
5. Foundations for an extension of a suitable / workable size for its function to be
pre-installed.
6. Attic trusses/or cut roof with space to create a useable room with roof pitch,
floor to ridge height and depth of insulation taken into account to maximise the
potential useable floor area.
7. Loft space floor joists specified for future use as a floor.
8. Utilities, services and drainage runs that will allow for future capacity and
expansion.
9. Rooms oversized to allow for subdivision, where the two rooms created are of
sufficient size.
10. Space provided for an extension or addition to the rear or side of a dwelling in
a logical relationship to the main dwelling,
11. Non-load-bearing internal walls with no services within or fixed to them
(including radiators or heaters) to facilitate easy removal.
12. Services designed for easy adaptation e.g. through the use of accessible
service rises, accessible service zones in walls, accessible ducts, above floor
service zones and/or redundant services.
13. Heating capable of being powered by alternative technologies such as ground
source heating or micro-CHP e.g. low temperature radiators or wet underfloor
heating and the provision of a thermal store.
14. Roof structure capable of taking photovoltaic energy provision if orientation is
within 25 degrees of due south.
18
Schnieder, T. & Till, J., Flexible Housing, Architectural Press, 2007, p. 7
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15. Media and power sockets for IT equipment in all living areas to cater for
advances in technology.
10.0 Design Considerations:
Flexible design aims to allow a dwelling to be reconfigured or extended easily to
meet changing needs. Designing to accommodate possible changes means
introducing design features that may not be included in a typical build. The designer
and the contractor must ensure that these features meet current Building
Regulations and that if changes are made, these do not compromise the safety and
performance of the dwelling. Where alternative layout arrangements are largely
predetermined (i.e. ‘hard’ flexibility) the dwelling must function equally well in either
situation. New elements (e.g. a new stud wall or a new door) must meet all relevant
Building Regulations.
The following points indicate some of the main issues involved:
10.1 Security:
Where a flexible design solution allows space to be divided up and sub-let, or where
rooms can be switched from between tenant to another, the design needs robust
subdivisions to ensure that weaknesses in the building are not created which could
be exploited.
10.2 Fire:
Elements designed to be demountable, or to allow future openings must comply with
fire regulations and provide the required fire integrity and compartmentation. In
addition, future internal layout changes must not compromise the escape route and if
new bedrooms are able to be created then escape windows must be provided to
address this eventuality. Heat and smoke detection will also need to be considered
to ensure regulations are met in various arrangements. Where a dwelling is
extended upwards (e.g. a roofspace conversion) then compartmentation and self
closing fire doors may be required.
10.3 Noise:
Noise transfer has been given high importance in the 2012 NI Building Regulations.19
Flexible design solutions will have to ensure that sound insulation between
dwellings, and between rooms in the same dwelling are not compromised by making
changes and that new elements meet the required standards.
10.4 Thermal Insulation:
Where flexible design solutions will affect the thermal envelope, the design must
ensure that the energy performance of the building is not compromised and where
new elements are added or where the thermal envelope is extended (e.g. into a roof
space) that this meets the required thermal performance. A separate SAP calculation
may be required to ensure the dwelling performs adequately in various
arrangements. In a roofspace, placing the insulation at roof level may make future
conversion easier, however until the conversion is completed there will be heat
wasted in heating the attic space.
19
NI Building Regulations: Technical Booklet G: Resistance to the Passage of Sound, Dept. of Finance &
Personnel (DFP), 2012
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10.5 Structure:
The structure of the dwelling needs to be carefully considered to maintain structural
integrity and stability in different configurations. If load bearing partitions are omitted
to allow for future adaptation then the structure may need to be designed to
compensate (e.g. floor joists designed for a longer span). Additionally, where a
structural element will have increased loads as a result of a change then these must
be designed for the higher loading (e.g. ceiling joists needing to perform as floor
joists in a roofspace conversion).
10.6 Space:
In general the more space a dwelling has the more flexible it is likely to be.
Unfortunately with tight budgets, and the need to maximise the number of dwellings
on a site, spaces are often designed down to the absolute limits of their designated
function (‘tight-fit functionalism’20), often determined through furniture layouts. This
provides a functional space but limits choice for different furniture arrangements and
living patterns.
Sufficient space needs to be provided for the maximum occupancy possible in a
dwelling. For example, if a partition is erected which divides a large double bedroom
into a double and a single, not only do both of the new bedrooms need to be of
sufficient size but the kitchen, living, dining, and bathrooms need to be sized to the
upper level of occupancy to ensure the space provided is appropriate. This will, in
effect, mean that dwellings will need to be oversized to ensure they can
accommodate the potential occupancy.
10.7 Carparking:
Generally the creation of an additional bedspace requires an additional 0.25 space
increase in parking provision. Though in itself this is small increase, the cumulative
effect and rounding up of the parking provision will need to be considered. For
example if 5no. 1-bed units are provided Planning21 will normally require 6 spaces
(1.25 x 5 = 6.25, rounded down to 6 spaces). If all 5 flats are converted into 2-bed
units then the carparking space provision would need to increase to 8 spaces (1.5 x
5 = 7.5, rounded up to 8 spaces). Conversely 6 no. 1-bed units would require 8no.
parking spaces, but if these were later converted into 3 no. 2-bed units then only 5
spaces would be needed. Therefore parking provision may require in-built capacity
for additional bedspaces or, where there is a reduction in bedspaces, an acceptance
that there may be a situation in the future where more spaces than strictly necessary
are provided.
10.8 Servicing Strategy:
If a house is to be adaptable to change and future expansion, there will be
implications for services and utilities. Positioning a radiator, or power socket on a
partition wall would make removing that wall in the future much more difficult.
Similarly, dividing a room in half which has a central pendant light fitting and one
20
21
Rabeneck, A. Sheppard, D. & Town, P ‘Housing flexibility?’ , Architectural Design, 43, no.11 ,1973.
Creating Places: Achieving Quality in Residential Environments, DOE Planning & DRD Roads Service, 2000
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switch would require relocating the existing light fitting, providing an additional
switch, etc. The careful consideration during the design stages for the location, prewiring and installation of additional light switches, TV, phone, cable sockets, electric
sockets and meters will all help to reduce later renovation costs and disturbance,
and will also facilitate maximum flexibility in furniture arrangement.
There is also the issue of capacity. Increased future need for hot water and central
heating for example should be facilitated by building in sufficient additional capacity
from the outset (adequate boilers, cylinders and storage tanks). Connections may
need to be left so that a heating system can be easily extended. Electricity supply
also needs consideration, with flexibility built in to accommodate the merger, division
or enlargement of a dwelling.
The incorporation of all services and utilities into one accessible core area, would
allow spaces to be manipulated more easily. Rooms or dwellings radiating from the
service core could all have connections back to it, thereby enabling flexibility.
One solution for helping build in flexibility with regards services is PCKO Architects’
concept of 'Living Wall'22- a dedicated zone of space running from the front to the
rear of each house, which provides for all horizontal and vertical service distribution
such as piping and electric wiring as well as storage spaces for refuse and recycling.
All wet rooms are also attached to or extend into this wall. This zone has excess
capacity and is accessible both internally and externally so as to allow adaptation
and renewal of existing services or the exchange of entire existing items with pieces
of new servicing technology
10.9 Window Layout:
The placement of windows will require careful consideration to allow for the easy
sub-division or re-arrangement of internal space because, for example, one large
window in the centre of a room could prevent subdivision of that room. Two smaller
windows placed a sufficient distance apart would allow a partition to be erected
between them and allow each room a separate window.
10.10 Kitchen Units:
In the DSD Design Guide23 requirements for kitchen units are slightly different for
each house type. For example, a 3-person dwelling requires a second 500mm wide
wall unit and a 500mm wide base unit in addition to that provided for a 2-person
dwelling. These additional storage cupboards may have to be included from the
outset or alternatively, space allowed for these to be fitted at a later date.
10.11 Building Control and Planning:
Any future extensions to flexible dwellings will need to be carefully controlled via the
Planning and Building Control systems. Where options for reconfiguring a dwelling
are proposed these may need to be discussed and agreed with Building Control and
Planning. Generally flexible solutions which add floorspace and /or additional
bedspaces, or which affect the exterior of the building should be discussed with
Planning Service. Context, parking, amenity space, overlooking issues, etc may
22 One Step Ahead, PCKO Architects, 2011
23
Development Guide for Social Housing: Design Standards, Dept. of Social Development (DSD), 2013, Table 2.
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need to be assessed by Planning although some changes may fall under permitted
development. Ideally this should be discussed at an early stage in the planning and
building control process and included as part of any planning approval. Applications
for extensions or changes to the building at a later date will incur additional planning
fees and possibly also consultant fees.
Making internal changes to a building or extending can have a number of
implications as looked at in greater depth above. Fire precautions, Sound insulation,
thermal insulation, structure, etc. will all need to be considered to ensure compliance
with the building regulations and consultation with Building Control is advised at the
original application stage and before any changes are made after occupation.
10.12 Sustainability:
A flexible adaptable home should also be capable of allowing the incorporation of
new technologies and the upgrading of old ones. This can be achieved by designing
heat and power systems that are capable of having new alternative technologies
connected up. Consideration should be given to installing systems that can be
powered by technologies such as ground source heating or micro-CHP e.g. low
temperature radiators or wet underfloor heating and the provision of a thermal store.
The roof structure can be designed to carry photovoltaic cells or a solar water
system where orientation is appropriate.
10.13 Amenity Space:
Where houses are laid out to allow for future extensions, the garden areas of homes
should be of adequate proportions to allow enlargement of the home without leaving
it with an insufficiently sized private garden area. It may be appropriate for house
builders to show the future extensions in the design of the home in order to show
that such future adaptations would not affect both the living environment within the
home itself or neighbouring properties, would allow for an adequate private open
space provision, and would not harm the character or appearance of the home. Such
pre-designed extensions could even prove a valuable marketing tool, especially if
planning approvals are in place.
10.14 House Guide:
When flexible design solutions are introduced at an early stage it may be years
before a change is required and implemented. It is therefore important that accurate
as-built records (e.g. photographic records, as-built drawings, etc) are kept of flexible
design features, and that these can be easily identified and accessed on site by the
use of labelling, access panels, etc. For example, where connections are left for
extending heating systems or electrical systems these should be clearly labelled and
easily accessible. If lintels are built into walls for future openings they need to be
readily locatable. It is therefore vital that the design of the building is documented
and explained in a manual that can be passed to the building owners and users.
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11.0 Options Overview:The design of flexible housing goes back to vernacular traditions when rural
landowners were able, using readily available local materials and traditional skills, to
extend and enlarge their homes with relative ease over many years as their needs
changed. In the 20th century especially there have been many attempts by architects
to design housing that is responsive to change. These designs had various drivers;
from the desire for users to be unconstrained by minimum standards introduced in
mass housing in the 1920s, to the possibilities that prefabrication and emerging
technologies provided, and to the move towards participation and user involvement
in the 1960s and 1970s.24
Many different solutions for flexible housing have been proposed over the years with
varying success although little analysis has been done. This paper outlines nine
possible flexible design options that have potential for being introduced into the
design of social housing, before selecting a shortlist of 4 options for greater analysis.
The options cover ‘hard’ and ‘soft’ design as well as those that increase floor space
and those where no additional floor space is created.
11.1
Options Considered:
1. Divisible Rooms:
A room is provided of sufficient size that it could be sub-divided into two
separate functioning rooms.
2. Roofspace Conversion:
The roof space is designed to facilitate conversion to a bedroom.
3. Convertible Space:
Slack space or non-essential rooms (e.g. dining room, study, basement or
garage) are provided as part of the dwelling that can be converted easily into
a bedroom.
4. Reconfigurable Space:
A dwelling where, through the use of sliding walls and movable furniture, the
dwelling can be rearranged to maximise the space available for different daily
or social functions.
5. Joining Together:
Two adjacent dwellings are designed so that they can be easily combined into
a single coherent dwelling.
6. Extension:
24
Schnieder, T. & Till, J., Flexible Housing, Architectural Press, 2007, p. 15
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A dwelling is designed to accommodate a rear or side extension by providing
sufficient garden space, strategically placed doors and windows, and even
possibly foundations.
7. Switch Room:
Adjacent dwellings are designed with slack/switch room(s) between them
which can be allocated to either dwelling depending on their current need.
8. Blank Canvas:
A dwelling where only the location of the highly serviced kitchen and
bathroom are fixed so allowing the remaining space to be arranged and
rearranged using lightweight partitions according to the user’s needs or
preferences. In terms of flexibility this option maximises choice for the user
before and after construction.
9. Dividing up:
A two or three story dwelling which is capable of subdivision into separate
residences (i.e. apartments). This would allow people to stay in their family
homes as they get older by sub-dividing the house, which allows other floors
to be let out and ensures a more efficient use of space that is no longer
required.
Of the above options, four have been selected for further analysis. These are:
-
Option 1 - Divisible Room
-
Option 2 - Roofspace Conversion
-
Option 5 - Joining Together
-
Option 7 - Switch Room.
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Notes To Flexible Design Options:
The nine methods outlined here only represent a fraction of the ways in which
flexibility can be introduced into a building. One of the objectives of the paper is to
encourage innovative flexible designs and therefore these methods should be
adapted, combined or rejected as necessary, and individual solutions, not covered
here, may be more appropriate. Also, although four out of nine have been selected
to consider in further detail, the remaining options as outlined above still present
valid methods for introducing flexible design into a scheme.
For each of the selected options, a summary table has been given, ranking;
 Flexibility – out of a maximum of 3, with 3 offering excellent flexibility.
 HA’s cost of incorporating the feature(s) to facilitate the future extension or
adaptations into the design at dwelling construction stage – low, medium or
high.
 The HAs cost of undertaking the extension / adaptation – low, medium or
high.
 Cost comparison of the works on a flexible home, compared to a “standard”
dwelling– i.e. whether incorporation of the design feature represents low,
average, good or excellent value for money overall, when compared to the
same works to be carried to a “standard” dwelling.
 Impact on Design – ranked high where there would be strong visual or design
impacts, medium and low – where there would be little or no impact.
All are ‘hard’ solutions in that the designer is largely specifying what the alternative
arrangement will be. While this will allow specific measures to be put in place to
accommodate future conversions the potential for user choice is restricted.
The short listed examples and indicative plans are not intended as model,
prescriptive designs. They have been produced to illustrate Housing Advisory Unit’s
thoughts on how flexible design might be implemented. Whilst the plans shown are
roughly in line with the TCI Area/Cost Bands, they have not been designed to
specific standards for Lifetime Homes, accessibility, SBD, furniture, etc. As noted
above, Housing Associations are encouraged to develop their own innovative,
flexible design solutions, or to adapt the ideas suggested here to suit their own
schemes.
It should also be noted that the examples given all relate to 1-bedroom apartments,
due to this issue being one of the main drivers of this study. However the principles
of flexible design could equally be applied to other housetypes and configurations.
Perhaps a 3 bedroom house could have a room capable of sub-division or a
roofspace which could be converted to a bedroom. There are also precedents for
semi detached or terrace houses being combined to form much larger homes. So
whilst the following four examples examine the situation where a 1-bed unit can be
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changed to a 2-bed unit, the principles could potentially be applied to various sizes
and types of dwelling.
12.0 Detailed
Options:-
12.1 Divisible
Rooms (Option 1):
Figure 2 partition
Bedroom subdivided with
One of the
main drivers for this study
is the impact of welfare reform. One bedroom units will be in greater need than ever
but their small size reduces their flexibility. They are also relatively more expensive
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to build, have more frequent occupant turn over, are more like to be used for
problem tenants, and there are concerns over future legislation change with regards
the unpopular bedroom tax. Building a dwelling that can be converted from a one
bedroom unit to a two bedroom unit would help to increase flexibility and reduce the
risk of obsolescence.
In practical terms for this option this will mean providing a bedroom of sufficient size
that it could be sub-divided by the erection of a lightweight partition into two separate
functioning bedrooms. By this simple measure, a one bedroom unit could easily be
converted into a two bedroom unit. The design would have to ensure that when used
as a two bedroom unit, the rooms are of adequate size and that both have a
separate door into the hallway. Inner room arrangements will not be acceptable. To
facilitate the conversion the locations of windows, radiators, light fittings and
switches will have to be carefully considered.
As no new floor space will be created when a dwelling is converted, in order to
provide an additional bedroom it will be necessary for the dwelling to be built from
the outset to the space standard of a two bedroom home. This is to help ensure that
the dwelling is sufficiently sized to potentially accommodate a higher number of
occupants. It is obvious that it would not be acceptable to build a 1P/1B flat at 35m 2
and expect it to be suitable for 3 persons following conversion. Conversely it would
not be acceptable to build 4P/2B at 75m2 and yet only use it as a 1-bed property until
needed to become at 2-bed unit. Therefore a dwelling size that meets the minimum
size for a 2-bed unit and yet is not unreasonably large for a 1 bed unit is the best
compromise. The TCI Area/Cost Band for a 2P/1B unit (single story/flat) is 50/55m2
whilst the lower cost band for a 3P/2B unit is 60/65m2, which represents a 5-15m2
difference in floor area between cost bands. Therefore it is envisioned that, in order
to be acceptable as a 2B unit when converted, the dwelling should be constructed to
the lower 3P/2B space standard and the additional floor area required making the
dwelling flexible, possibly provided by Departmental Adjustment (DA).
It should be noted that, if required, a folding partition could be used instead of a stud
wall. Where converting from a 1B to a 2B would be a regular event due to changing
tenants or, for example, children coming to stay with a parent at weekends, then a
folding/demountable partition could be considered. However this would raise issues
of maintenance (i.e. a folding partition would be more prone to damage) and whether
or not a tenant would ever switch between the two arrangements, i.e. if bedroom
space was adequate in a 2B arrangement would it ever be switched to a 1B?
Construction and design issues to be considered for divisible rooms include:
-
Area/Cost Bands before and after conversion.
Services locations (i.e. avoiding possible partition location).
Size and functionality of rooms before and after conversion.
Number and position of windows.
Fire escape - egress windows & separate access to hallway.
Doubling up of radiators, light fittings and power sockets or provision for future
extensions.
Sound insulation of new partition.
Provision of 2nd doorway into a bedroom or structural opening.
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-
Structure to support partition (e.g. if floor joists below).
Design of partition i.e. stud wall or folding partition.
Divisible Room- Summary table:
Flexibility

HA’s upfront
costs (devising
design solution
& construction)
low
HA’s cost of
undertaking a
conversion
low
Cost of works
compared to a
standard
dwelling
Excellent
Impact on
design
medium
Implementation Recommendations:
 Planning permission should be obtained for future higher occupancy.
 Housing Associations should provide before and after drawings of their
schemes where they are designed for flexibility.
 Apartment to be designed and built to higher space standard from day 1 as
floor area will not increase following conversion.
 Housing Association Grant (HAG) provided to be based on the lower relevant
floor area/TCI area band (e.g. for a one bedroom dwelling).
 Departmental Adjustment (DA) may be provided to cover initial extra build
costs.
 Future conversion costs to be borne by Housing Association but recovered by
increase in rent, on account of additional bedroom.
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12.2 Roofspace Conversion (Option 2):
Figure 3 - 1 bed apartment with roofspace
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Figure 4 - roofspace converted into second bedroom
Roof space conversions are one of the most popular means for a resident to
increase the floor space in their house and there are examples in the past where
housing developers have designed for this eventuality. There is also precedent for
this with regards TCI/Grant rates in that a supplementary multiplier was once offered
to Housing Associations who allowed for a future roofspace conversion.
Unlike ‘Divisible Rooms’, converting a roofspace creates additional floorspace and
therefore in both 1-bed and 2-bed arrangements the dwelling should be capable of
fitting within the relevant TCI Area/Cost Bands. However the 1-bed unit should
ideally be designed to as higher a TCI Area as possible to help ensure the living
room, kitchen, etc are of a comparable size for a 2-bed unit when converted. It is
likely then that the 1-bed unit would fall into the 50/55m2 -2P/1B TCI Area/Cost Band
and when converted the 2-bed unit would sit within lower 2B Cost Band.
Though considered by many to be a relatively simple modification, roofspace
conversions often require a number of factors to be taken into account including stair
access, fire, structure, insulation, etc. These changes can be simplified by a
introducing a number of modifications at the start.
The insulation strategy needs to be carefully considered. Placing the insulation at
sloping ceiling level from the outset makes conversion easier but also creates a
warm roof. This will mean that until the roofspace is converted, heat from the rooms
below will be wasted in heating the roofspace. If insulation is placed at ceiling level
then for conversion this will probably need to be removed and new insulation
installed at sloping roof level.
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Construction and design issues to be considered for roofspace conversions include:
-
Area/Cost Bands before and after conversion.
Provision for upward extension of all services, e.g. capacity, connections, etc.
Roof trusses/floor joists sized for future floor loads.
Open/attic roof trusses or cut roof.
Eaves & ridge height, roof pitch.
Structural opening (double trusses, etc.) for roof windows/dormers.
Fire regulations – egress window, separation of new storey, fire enclosure of
existing stairway, fire doors, etc
Thermal Insulation (and effect on ceiling heights)
Sound insulation between floors and rooms.
Space and structural opening for a new stair.
Use of unvented hot water tank (e.g. Megaflow).
Roofspace Conversion- Summary table:
Flexibility

HA’s upfront
costs (devising
design solution
& construction)
Medium
HA’s cost of
undertaking a
conversion
Medium
Cost of works
compared to a
standard
dwelling
Excellent
Impact on
design
Medium
Implementation Recommendations:
 Planning permission should be obtained for future higher occupancy.
 Housing Associations should provide before and after drawings of their
schemes where they are designed for flexibility.
 Dwelling to be designed and built to lower (unconverted) space standard from
day 1.
 HAG provided to be based on the lower relevant floor area/TCI area band (i.e.
unconverted area).
 Supplementary multiplier may be provided to cover initial extra build costs.
 Future conversion costs to be borne by Housing Association but recovered by
increase in rent, on account of additional bedroom.
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12.3 Joining
(Option 5):
Figure 5 - Two 1-
Together
bed apartments
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Figure 6 - Flats combined to create a 2bed unit
In most housing, the design of each individual unit is considered in isolation from the
others; this tends to fix a particular size and layout to suit immediate demands, and
largely rule out the possibility of combining units at a later date, or at least make it
problematic in terms of both planning and construction.
In this situation, two adjacent properties are designed in such a way that they can be
joined together easily to become a single, larger property. Though various
combinations (vertically and horizontally) may be possible, the most likely scenario is
combining two small one-bed units into a two-bed unit. The disadvantages of this
option are that it relies on an adjacent property to be free at the right time in order to
be merged with another, and it is likely to be a permanent change. However this
option may be more likely to be used where there are issues in the future with letting
the 1B units and a 2B conversion would give the HA an alternate arrangement.
The TCI Area/Cost Bands before and after conversion will have to be considered to
ensure as far as possible that in either arrangement the design is of appropriate size.
The overall effect of joining up to adjacent dwellings is effectively to double the floor
area. In the illustration provided two 37.5m2 apartments can be joined together to
form a single 75m2 apartment. In this situation the apartments start within the 1P/1B35/40m2 and once combined sit within the 4P/2B-70/75m2 cost band. It should be
considered that any increase in the size of the 1B units may see the combined 2B
increase to sit outside the preferred TCI Area Bands. For example, two 40m 2
apartments combined will result in an 80m2 (5P/3B) dwelling or two 55m2 apartments
will result in a 110 m2 (7P/4B) apartment.
Simply breaking through from one dwelling to another will result in doubling up of
accommodation i.e. two bathrooms, two kitchens, two living rooms and two front
doors. A well designed scheme should require as little modification and wastage as
possible. Though it may be possible to retain two bathrooms if one can be used as
an ensuite, it is inevitable that a kitchen and associated services, including possibly a
boiler, will have to be removed.
Combining two dwellings is also likely to result in a certain duality. However a well
designed scheme should create dwellings that function equally well in either
configuration. When combined, the two dwellings should form a cohesive unit and
externally, especially where ground floor units have separate front doors to the
street, the elevational design should be appropriate for either situation.
The logistics of joining up whole units may be complex. However, in the long term it
is still an important principle and, certainly in the social sector, gives housing
providers a much wider range of options in terms of what they are able to offer.
Construction and design issues to be considered for joining together include:
- Area/Cost Bands before and after conversion.
- Provision for linking services together.
- Structural openings for new doorways (e.g. built-in lintels).
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-
Services locations (i.e. avoiding partitions that may be removed or locations
where a new partition could be erected).
Partition design.
Fire regulations.
Sound insulation between rooms.
Joining Together- Summary table:
Flexibility

HA’s upfront
costs (devising
design solution
& construction)
Medium
HA’s cost of
undertaking a
conversion
Medium
Cost of works
compared to a
standard
conversion
Good
Impact on
design
Medium
Implementation Recommendations:
 Planning permission should be obtained for future higher occupancy.
 Housing Associations should provide before and after drawings of their
schemes where they are designed for flexibility.
 The overall floor area in either situation is equal.
 HAG provided to be based on the 2no. 1 person/1 bedroom scenario (initial
defined need).
 Departmental Adjustment (DA) may be provided to cover initial extra build
costs.
 Future conversion costs to be borne by Housing Association under recovery
of rental income (i.e. reuse of hard to let/vacant properties).
 Both 1B/1P apartments will need to be vacated prior to conversion.
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12.4 Switch Room (Option 7A):
Figure 7 - Switch Room given to left hand flat
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Figure 8 - Switch Room given to right hand flat
The switch room is a German concept called the ‘Schaltzimmer’25 (literally ‘switch
rooms’). In this arrangement, one or two bedrooms are located in such a way
between dwellings that they can potentially be allocated to and used by either
apartment according to need at a particular time. This allows the landlord of the
scheme the ability to adjust the configuration to react to tenant demand and would
be particularly appropriate where there is a high turnover of residents. A single
switch room between two 1-bed apartments would mean that at any one time either
could become a 2-bed unit. With two switch rooms there is potential for a 1-bed unit
and a 3-bed unit side by side, or else two 2-bed units.
The switch room can also be larger, and provided with a small bathroom and kitchen
so it can either be used completely separately or else partially joined to another unit
and used as, say, a granny flat, home office or studio for rent.
It may be that openings not needed at the outset are simply provided for by building
in lintels. This could be sufficient where a ‘switch’ is needed only once or twice over
the life of a building. However if change is likely to be needed more often, then one
way to achieve this would be a by providing a doorway into either unit; one that could
be opened up and closed with ease. This could take the form of interchangeable
panels and doors that could be swapped from one side to the other. Alternatively if
may be possible to have a moveable wall that could move to increase or decrease
the length of a hallway. Moving one way, the wall would extend the hallway to
include the doorway into the switch room. Move the other way and the hallway length
decreases leaving the switch room to be incorporated into the other unit.
25
Schnieder, T. & Till, J., Flexible Housing, Architectural Press, 2007, p. 104.
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In the design alternatives above the design of the division would be vitally important.
When the opening is blocked up the panels would need to meet thermal, fire,
security and sound insulation requirements. Management would also be very
important to ensure that voids are not created where neither tenant needs the switch
room. In addition, the possibility of two adjacent properties giving or receiving
bedrooms from their neighbour would need to be fully explained and agreed with the
tenants in the tenancy agreement, and the impacts on rent would need to be
carefully considered.
In the switch room option, the same space issues apply in that the dwelling should
function equally well whether it is in 1-bed or 2-bed configuration, and larger 1B flat
sizes (50/55m2 -2P/1B TCI Area/Cost Band) will help ensure that the living room,
kitchen, etc are of a suitable size for either a size of dwelling.
Services (light, heat, power) for each switch room would also need to be easily
disconnected from one unit and connected to the other.
Construction and design issues to be considered for switch rooms include:
-
Area/Cost Bands for each arrangement.
The ability to switch service connections (light, heat, power) from one unit to
the other with ease.
Sound, fire and thermal requirements.
Detail of means to create the switch (e.g. breaking out openings/blocking up
or more flexible solutions.)
Switchroom- Summary table:
Flexibility

HA’s upfront
costs (devising
design solution
& construction)
Low
HA’s cost of
undertaking a
conversion
Low/Medium
Cost of works
compared to a
standard
dwelling
N/A
Impact on
design
Low
Implementation Recommendations:
 Planning permission should be obtained for future changes in occupancy.
 Housing Associations should provide before and after drawings of their
schemes where they are designed for flexibility.
 The overall floor area in either situation is equal.
 HAG provided to be based on the initial arrangement.
 Departmental Adjustment (DA) may be provided if any initial extra build costs.
 Future conversion costs to be borne by Housing Association but may be offset
by savings on not having to rehouse tenants to larger/smaller properties.
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
Housing Management procedures to be in place from the start.
13.0 Summary:
13.1 Advantages of flexible housing
 Can help meet a range of changing family circumstances over time.
 May be attractive to diverse cultural or ethnic community needs and
requirements – for example catering for extended families.
 Helps respond to lifestyle and demographic changes – e.g. increase in home
working.
 Can help mitigate effects of welfare reform (i.e. the need for 1-bed units).
 Should help increase the attractiveness, and therefore the lifespan of
buildings.
 Implements Government policy and guidance and builds on other best
practice – e.g. Lifetime Homes, etc.
 Cheaper and easier to adapt or extend than a standard dwelling.
 Less need for residents to be relocated, with associated reduction in costs,
stress and disruption to communities.
 Risk of obsolescence reduced.
 Can help improve the useful life of a building and therefore its sustainability.
13.2 Disadvantages of flexible homes
 Additional design and construction costs.
 Larger space standards may be required.
 Design impacts must be strictly controlled and enforced, to ensure a
consistency of design, and to minimise impacts.
 Could encourage DIY adaptations.
 Tenancy agreements need careful writing to ensure no legal issues.
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
Risk of maintenance issues if movable elements are used.
Building certain features into a new home during initial construction saves time,
materials, money and inconvenience when changes are needed or desired later in
the life of the home. With flexible housing, householders can get many homes in
one, through adaptable features such as convertible rooms or pre-designing for
internal or external additions, occupants can create a home that's right for today and
tomorrow without the troubles and expense of conventional renovation, or without
the need to move home. The adaptable nature of flexible homes helps make it
possible to create "housing for life".
14.0 References/Further Guidance
Adaptable Futures (website)
http://adaptablefutures.com/
Bevan, M & Croucher,K, Lifetime Neighbourhoods, Department for Communities and
Local Government (DCLG), 2011
https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/6248/2044122.pdf
Brennan, J. Adaptive Flexibility in Housing: The Whole Life House, Edinburgh School
of Architecture and Landscape Architecture (ESCALA), 2011
https://sites.eca.ed.ac.uk/ekep/files/2012/05/WholeLife-House-KT-print.pdf
Building For Life, Commission for Architecture & the Built Environment (CABE), 2008
http://webarchive.nationalarchives.gov.uk/20110107165544/http://www.buildingforlife.org/files/publicat
ions/bfl-criteria-guide.pdf
Building the Homes & Communities Britain Needs, The Future Homes Commission,
2012.
http://www.ribablogs.com/files/FHCHiRes.pdf
By Design- Urban Design in the Planning System: Towards Better Practice,
Commission for Architecture & The Built Environment (CABE) &DETR, 2000.
https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/7665/158490.pdf
Creating Places: Achieving Quality in Residential Environments, DOE Planning &
DRD Roads Service, 2000
http://www.planningni.gov.uk/index/policy/supplementary_guidance/guides/guides_places.htm
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Design Quality- Achieving Excellence in Construction Procurement Guide 09, Office
of Government Commerce (OGC), 2007
http://webarchive.nationalarchives.gov.uk/20110221203110/http://seek.ogc.gov.uk/documents/CP006
9AEGuide9.pdf
Flexible Housing (Website)
http://www.afewthoughts.co.uk/flexiblehousing/
Freedman, A & Krawitz, D, The Next Home: Affordability through Flexibility and
Choice,
http://www.housingeducators.org/Journals/H&S_Vol_25_No_12_The_Next_Home_Affordability_Through_Flexibility_and_Choice.pdf
London Housing Design Guide (Interim Edition), Mayor of London, 2010.
http://www.london.gov.uk/sites/default/files/Interim%20London%20Housing%20Design%20Guide.pdf
Natha.sh, Flexible spaces and modularity, Next Gen Housing, Australia, 2010
http://nextgenhousing.wikispaces.com/file/detail/FLEXIBLE+SPACES+AND+MODULARITY.pdf
NI Building Regulations: Technical Booklet G: Resistance to the Passage of Sound,
Dept. of Finance & Personnel (DFP), 2012
http://www.buildingcontrol-ni.com/regulations/technical-booklets
One Step Ahead, PCKO Architects, 2011
http://www.pcko.co.uk/word/wp-content/uploads/2011/10/PCKO_30_yrs_Exhibition_Catalogue.pdf
Recognising good design, Commission for Architecture & the Built Environment
http://webarchive.nationalarchives.gov.uk/20110118095356/http:/www.cabe.org.uk/buildings/gooddesign/recognising
Roger Evans Associates Ltd, Urban Design Compendium, Homes & Communities
Agency (HCA), 2013.
http://www.homesandcommunities.co.uk/urban-design-compendium?page_id=&page=1
Schneider, T. & Till, J. Flexible Housing, Architectural Press, 2007
Schneider, T. & Till, J. Flexible Housing: Opportunities & Limits, Cambridge
University Press, 2005
http://westminsterresearch.wmin.ac.uk/5894/1/Schneider_Till_2005_as_published.pdf
Schneider, T. & Till, J. Flexible Housing: The means to an end, Cambridge University
Press, 2005
http://westminsterresearch.wmin.ac.uk/5894/1/Schneider_Till_2005_as_published.pdf
Snook, K. & Macmillan, S. RIBA Value Toolkit: Workbook, Royal Institute of British
Architects, 2009
http://www.architecture.com/Files/MembersOnly/CharteredPractice/RIBA_Value_Toolkit_Workbook.p
df
Sustainability Action Plan 2012-2015, Government Construction Clients, 2012.
http://www.dfpni.gov.uk/index/procurement-2/cpd/cpd-policy-and-legislation/content__cpd_achieving_sustainability_in_construction_procurement/sap-2012-15/sap-2012-15-26112012.pdf
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Tattenhoe Park Super Flexible Housing Discussion Paper- Milton Keynes
Partnership
http://www.mkweb.co.uk/Towns-and-Parishes/Tattenhoe-Park/Super-Flexible-Housing.htm
The Case for Sustainable Reuse, Ulster Architectural Heritage Society, 2009
http://www.uahs.org.uk/cmsfiles/the-village-public-inquiry-powerpoint.pdf
The Green Book: Appraisal and Evaluation in Central Government, HM Treasury,
TSO, 2011
https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/220541/green_book_co
mplete.pdf
Urban Design Manual: A Best Practice Guide, Department of Environment, Heritage
& Local Government (ROI), 2009
http://www.environ.ie/en/Publications/DevelopmentandHousing/Planning/FileDownLoad,19216,en.pdf
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