Shared aspirations for this project, from client Sovereign Housing Association, working with Cavanna Homes and Torbay Council, include the delivery of an ‘exemplar’ sustainable, mixed tenure housing scheme. The sustainability targets set mean achieving the highest practical environmental standards; Code for Sustainable Homes (CSH) levels 3 & 5. The project is expected to have a ‘wow’ factor; a landmark scheme that will trigger similar low carbon
developments in Torbay.
The site is owned by Torbay Council and lies north of Torquay centre. It sits on the side of a steep valley, the bottom of which is now a gas-emitting capped landfill area requiring significant mitigation. Public access onto the landfill site is not permitted, but this creates the opportunity for an area of visual amenity. The brief from the client is for a contemporary, high-density development of around 140 dwellings with two-thirds affordable housing, a mix of houses and apartments and a range of tenures. RPS believes it is important that design development is an inclusive process, and that local residents are consulted regarding the principles of sustainable design and placemaking.
A public consultation event was held, and members of the public were asked for their response to the emerging development proposals. Two main concerns were identified: massing and architectural appearance; and traffic and road safety. There was a specific local dislike for wind turbines, and it was clear that the public preferred the selection of integrated solutions with less visual impact when it came to achieving a high CSH rating.
The results from the consultation were evaluated and a revised approach evolved, better reflecting the character of Devon hill towns. The use of similar roof forms and a contemporary interpretation of traditional materials provides a commonality to the design.The Beechfield scheme is less about ‘token gestures’ in response to sustainable parameters, and more about responding to public reaction about what these should mean. The buildings are not designed to be recognisably ‘eco’ in style, but the approach is sensitive in response to the site context and public opinion. The impact of the development was further reduced through the redesign of the apartment blocks to deliver five flats around the core. This meant that storey heights across the apartments could be reduced.
The site is heavily constrained, but the challenges have been used to advantage. The main constraints are the steep slope and the landfill area to the front of the site. Whilst the slope faces north, there are benefits to the residents in the views across to the distant Dartmoor Hills. The slope has been utilised for undercroft parking, minimising the impact of cars on the site.
Ecological surveys of the site identified the need for the enhancement of ecological features. New habitats for relocated species have been built into semi-natural features on the landfill site to improve biodiversity.
The initial concept prepared by RPS consisted of lozenge-shaped blocks in a landscaped setting. Upper and lower roads follow site contours to maximise development density; transverse roads were not achievable.
The proposals were developed, and a preliminary CSH assessment produced. Initial input from assessment identified those points that were high scoring and low cost. It was important to choose a form of construction that would yield the lowest possible U-values so that the maximum amount of energy points could be achieved against the Code. It was also necessary to achieve the right balance of daylighting and sunlight, allowing for normal occupancy patterns without the need to switch on lights. However, the team avoided using too much glazing, which could lead to heat loss, glare or solar gain. Throughout the redesign, it was very important that the points agreed in the preliminary assessment were adhered to. RPS has found that CSH Level 5 can be achieved through maximum thermal insulation and air tightness, with minimum power needed for heating. These solutions can be integrated into the fabric of the buildings. Heating and electricity can be produced by zero or low carbon technologies such as biofuel boilers and photovoltaics (PVs) on the roofs. The dwellings are designed to Lifetime Homes standards, and the scheme conforms to Secured by Design standards to encourage community safety and cohesion. Additional factors which have contributed to a Code 5 rating are ‘in-built’, provision of dying space, low energy light fittings and cycle storage. Residents will benefit from a ‘current cost monitor’; a small device in the home that displays the amount of energy being used.
The proposals therefore achieve the high energy efficiency requirements of the sustainable agenda while delivering recognisable architecture within the local context, as required through the consultation process. To deliver this project, RPS brought together its in-house team of designers and scientists, working closely with client and community. The project team includes architects, urban designers and assessors who have all worked closely to meet the aspirations of the client, local council, members of the public and the Code for Sustainable Homes. This has resulted in a scheme that addresses the fundamental principles of sustainability and also aims to create a sense of place.
Ruth Millington is an architect at RPS Bristol
KEY POINTS
• The key concerns of the community were acted uponand the design concepts revised
• CSH Level 5 can be achieved through maximum thermal insulation and air tightness, with minimum powerneeded for heating
• RPS assessors advise the BRE of the ongoing development of assessment tools, including advice on the Code for Sustainable Homes
PRACTICE DETAILS
RPS Bristol www.rpsgroup.com
