This document provides information about a BfL12 training session held in Bristol on February 27th, 2013. It discusses the remodelling of the Building for Life (BfL) assessment tool to version 12, including rationalizing it down to 12 questions to make it more accessible and shift the focus to design dialogue rather than assessment. Key goals of the remodelling were to secure industry support while adding value. The training session outlines the underlying principles and goals of BfL12, explains the 12 questions and how the process works, and provides an example case study of a development in Derby that used BfL12.

1. BfL12 Training
Bristol, 27th February 2013
Sue McGlynn and Garry Hall

2. About&OPUN:&
• "We"operate"as"a"charity"with"low"overheads"
• "Design"review"
• "Not"for"profit""
• "Trusted,"independent"and"impar=al"""

3. OPUN"is"posi=oning"itself"as"the"leading&provider"of"""""""
BfL"12"training"in"the"region"working"in"partnership"with"
NoFngham"Trent"University"

4. The&role&of&Architecture&Centres:&
BfL12"training""
Support"and"advice"–"enabling"
Championing"the"use"of"BfL12"locally"
Built"for"Life"–"key"opportunity"for"local"centres"

5. A

6. B

7. C

8. D

9. E

10. F

11. The principles that
underpin Building for
Life 12
Sue McGlynn

12. Our vision is to
improve the urban
design quality of
house building in
England, helping the
country to build more
and better homes and
communities…

13. Introduction: Searching for character
How can we create places with a distinctive
character and their own sense of place?

14. The&&quest&&for&&character&

15. Movement
and
landscape
The DNA of
place
Streets
Neighbourhood
Open spaces/gardens
Building elements/materials

16. Settlement form: Movement and landscape
Urban form and functions
Building form:
Details & materials

17. 1. Linking landscapes for humans + wildlife
Balancing movement, access and ecology
Tight urbanism v’s landscape
Hanham Hall, Bristol Whitehill Bordon Masterplan

18. ‘Feel and function’:
Integrating sustainable drainage + waste
Upton – Northampton
Making landscapes: Swales, permeable surfaces and even waste treatment can shape character

19. Making space for green and blue infrastructure

20. 2. Using landscape to generate character areas
Neighbourhoods"defined"by"landscape"and"topography,"Sherford"

21. Green corridors and streets
Green routes for the whole movement network
– from rural edge to town centre

22. 3. Connections: Street spacing and walkability
Connected streets and routes make places walkable
and increase use of public transport
!

23. External&and&&
internal&links&

25. Streets are long-lasting elements of place
A key influence on place making and local identity
Streets: Give access and the potential
to experience places

26. Streets as attractive, social spaces…
Designing for the car but not letting it take over the social uses of
the space.
Standard highways geometries make places look the same

27. Street design, street width, building placement:
Varying character in a neighbourhood
Long or short streets, wiggly or straight?
Front gardens or no front gardens? A walkable space or car-dominated?

28. 4. Varying character by varying house
types and styles

29. 5. Time and personalisation add to character
at the largest and smallest scales
De Dijk, Rijswijk

30. 6. Density and perception of density
Density: A measure not a quality

31. 7. A sense of community focus
Community spaces
The Triangle, Swindon Ypenburg, The Hague
- Allotments / community gardens
- Play space
- Facilities for sport

32. Landscape structure
Urban structure
Site structure

33. Building for Life 12:
Transition and
Remodelling

34. Why"the"Update?"

35. • "Comprehensive"spending"review"–"dissolu=on"of"CABE""
• "Slimmer,"less"resourced"Cabe"at"the"Design"Council""
• "NPPF"and"Housing"Strategy"
• "Growth"agenda"""
• "Quality"agenda"""
• "Fewer"resources"across"the"board"""
• "Deregula=on"–"red"tape"‘witch"hunt’""
• "Localism""

37. Our vision is to improve the urban design
quality of house building in England, helping
the country to build more and better homes
and communities, by:

38. 1. Providing a clear quality framework (clarity
and certainty for industry)

39. 1. Providing a clear quality framework
2. Promoting design dialogue at the start of
the process

40. 1. Providing a clear quality framework
2. Promoting design dialogue at the start of
the process
3. Help stimulate consumer demand for and
recognition of better quality

41. 1. Providing a clear quality framework
2. Promoting design dialogue at the start of
the process
3. Help stimulate consumer demand for and
recognition of better quality
4. Reward house builders for good design at
point of sale

42. Could&a&remodel&actually&
achieve&more?""

43. CABE"(2007)""

44. CABE&(2010)&&

47. BfL&was&not&delivering&the&
change&expected""""

48. Remodelling&BfL&was&not&a&choice,&but&a&necessity&if&it&
were&to&survive&and&remain&relevant.""

49. • "Remodelling"BfL"was"not"a"choice,"but"a"necessity"if"it"
were"to"survive.""
• "Could&we&remodel&in&a&way&that&secured&industry&
support&but&also&added&value?"""

50. Industry&frustraOon…&

51. “Rubbish”

52. Could&we&add&value&by&
designing&out&issues&with&
BfL&2008?"""

53. Higher&res&v&lower&res&
Points&chasing&
Assessment&rather&than&
dialogue&based""

54. Status&of&Building&for&Life&&&

55. “…move'away'from'the'standards2based'
approach'and'back'to'being'a'star9ng'point'
for'nego9a9ons…”"""

56. Published"21st"Nov"2011"
Meant"to"‘get"the"
na=on"building’"

57. “This'Government'recognises'that'
what'we'build'is'just'as'important'as'
how'many'homes'we'build”"""

58. “Tools'such'as'Building'for'
Life'set'out'some'of'the'
features'that'are'useful'to'
consider'when'designing'
new'homes'and'
neighbourhoods”"""

59. “We'also'see'an'
opportunity'to'adapt'
exis9ng'successful'toolkits,'
such'as'Building'for'Life,'to'
support'communi9es”"""

60. “This'Government'aEaches'
great'importance'to'the'
design'of'the'built'
environment”"""

61. “respond'to'local'character”"""
“create'safe'and'accessible'
environments'”"""
“will'func9on'well”"""
“add'to'the'overall'quality'of'the'area”"""
“establish'a'strong'sense'of'
place”"""

62. “promote'or'reinforce'local'
dis9nc9veness”"""
“address'the'connec9ons'
between'people'and'place”"""

64. 3 sec=ons
12 ques=ons
60 good"prac=ce"recommenda=ons""""

67. Underlying&principles:&
Building"for"Life"must"be"seen"as"facilitator"of"
quality,'speedy'growth"""""

68. Underlying&principles:&
• "One"ques=on"(rather"than"two)"when"one"would"do"
• "Lose"jargon"–"open"BfL"to"non]design"professionals"
• "Shi^"from"assessment"to"dialogue"–"traffic"lights"
• "Avoid"duplica=on""
• "Don’t"‘overtake’"na=onal"policy/Building"Regula=ons"
• "Post"bag"and"common"issues""

69. Underlying&principles:&
• "One"ques=on"(rather"than"two)"when"one"would"do"
• "Lose"jargon"–"open"BfL"to"non]design"professionals"
• "Shi^"from"assessment"to"dialogue"–"traffic"lights"
• "Avoid"duplica=on""
• "Don’t"‘overtake’"na=onal"policy""
• "Post"bag"and"common"issues"
• "Conform'or'robustly'jus9fy'''

70. Conform'or'robustly'jus9fy'''
Ambers"–"factors"outside"the"control"of"the"applicant,"e.g."
third"party"land"ownership"(connec=ons)"
Or:""
Off"site"housing"contribu=ons!!

71. Building for Life 12:
The questions and
how it works

72. • "12"ques=ons"(ra=onalisa=on)""
• "More"accessible""
• "Designed"for"community"
engagement""
• "StarOng&point&for&discussions"""
• "No"scoring"regime""
• "Avoid"reds,"minimise"ambers,"
aim"for"greens""""

73. Start&the&process&with&all&quesOons&set&at&
‘amber’"""""
We&recommend&that&local&authoriOes&avoid&
fixed&thresholds,&i.e.&only&approve&12&‘greens’&&
12"‘greens’""
versus"
11"‘greens’"and"1"(robustly"jus=fied)"‘amber’?""

74. Q1.&ConnecOons&
• "Prompts"you"to"think"beyond"the"red"line"
• "Suggests"overlooked"routes"as"best"prac=ce"
• "Warns"against"insular"developments"–"this"
would"score"a"‘red’"if"no"good"explana=on"is"given"

78. Q6.&Working&with&the&site&and&its&context&
• "Prompts"discussion"of"site"analysis"
• "Role"of"landscape"in"adding"character"
• "Highlights"the"need"to"integrate"natural"and"
human"systems"–"lots"of"research"to"support"this"
as"important"

81. Q7.&CreaOng&well&defined&streets&and&spaces&&
• "Recognising"the"value"of"the"street"as"the"key"
structural"element"of"urbanised"areas"
• "Role"of"landscape"in"defining"streets"and"spaces"
• "The"importance"of"perimeter"block"forma=on,"
logical"building"lines"and"corners"

85. Trn corner

86. Q9.&Streets&for&all&
• "Natural"signpost"to"MfS"–"user"hierarchy""
• "Prompts"put"emphasis"on"design"to"influence"
behaviour"
• "Also"talks"about"overlooking"

90. Q9.&Car&parking&
• "Stresses"convenience"–"as"this"is"how"people"
WILL"park"
• "Prompts"suggest"parking"in"the"street"as"an"
op=on"
• "Emphasis"on"overlooked"parking"too"

95. Q11.&Public&and&private&spaces&
• "Steers"discussion"to"le^"over"spaces"and"
ownership"
• "Prompts"you"to"think"about"loca=on"AND"
quality"of"amenity"space"
• "Fenced"play"areas"are"not"recommended"

98. Q12.&External&storage&and&amenity&space&
• "Gets"you"talking"about"these"issues"at"an"early"
stage"
• "Prompts"talk"about"bikes"and"bins,"but"also"the"
realis=c"use"of"garages"too"
• "Steers"you"away"from"unsecure"cycle"storage"
etc"–"overlaps"with"crime"preven=on"agenda"

103. Case&Study:&Manor&
Kingsway,&Derby&

105. Image credit: OPUN/HCA

106. Image credit: OPUN/HCA

107. Image credit: OPUN/HCA

109. Built&for&Life&awards&&

110. • "Built"for"Life"will"reward"developers"at"the"point"of"
sale"for"good"design.""
• "Annual"league"tables"–"possibly"the"first"being"
published"in"2014"to"give"the"industry"=me"to"respond."
• "Launches"6"February"at"Westminster"with"Nick"Bowles"
MP"and"Lord"Carlisle"""
• "Significant"interest"from"industry"in"the"scheme"
already"(and"this"is"before"the"launch!)"

111. • "‘12"green’"schemes"independently"verified"by"an"
architecture"centre"will"be"en=tled"to"apply"for"a"Built"
for"Life"licence"from"the"BfL"Partnership."
• "Local"centres"will"be"permihed"to"charge"for"this"
service,"but"fees"will"need"to"be"agreed"collec=vely"so"
there’s"consistent"pricing"in"consulta=on"with"Design"for"
Homes"as"price"points"are"sensi=ve."
• "Licences"will"be"charged"per"market"rate"sale"unit"""
• "Local"centres"need"to"iden=fy"Building"for"Life"advisors"
to"undertake"these"reviews.""

112. Desktop&Exercise&&