Social housing schemes win top housing design awards

Two outstanding social housing schemes have received the highest accolade from Building for Life - the gold standard. One is the first entirely social housing scheme to be put up for an award.

The Building for Life standard is the national standard for design quality in housing and neighbourhoods. It is backed by CABE, the government and the housing industry. Developers now seeking to build on any public land controlled by English Partnerships (6,000 hectares of real estate) must demonstrate their designs will meet the Building for Life standard.

A total of five new housing developments were awarded a standard today (Saturday 16 September) and all the schemes in this round are transforming run-down areas.

The gold atandard is awarded to Angell Town in Brixton and Selwyn Street, a Pathfinder programme in Oldham. Silver awards went to Abbotts Wharf, a pioneering development from an enlightened developer which dealt creatively with an uninspiring plot in Limehouse; Mealhouse Brow, an excellent refurbishment of grade II listed buildings on a very challenging site within Stockport's conservation area; and New River Village, an ambitious scheme that brings a continental feel to the outskirts of north London.

Wayne Hemingway, Building for Life chair, said:

'Social housing schemes have stolen the limelight in this round. The gold standard only goes to schemes which score well on environmental impact as well as the other criteria, and Selwyn Street's sustainable features set a new standard for the Pathfinders. Angell Town is a brilliant achievement by a committed community - it's already won no less than 20 industry and design awards.

However, many developers are still missing a trick when it comes to sustainable design: 2006 is the year most of the world woke up to sustainability, and it's time every house builder embraced it too.'

Two schemes have received the Building for Life Gold standard:

Selwyn Street, Oldham

Great Places Housing Group (previously Manchester Methodist) with TADW Architects.

This is the first housing development under the Oldham Rochdale Pathfinder programme. Pathfinder areas have to accommodate large families in small tight-knit sites. TADW architects have responded to the unusual brief by introducing larger house types - there is even a seven-bed, 11 person house.

The scheme deals sensitively with an existing neighbourhood, incorporating 18 new units within terraced housing. The judges applauded the simple yet sophisticated response and felt it sets a good example to other HMR schemes.

Selwyn Street homes are set to achieve Eco-Homes 'excellent' thanks to their high levels of insulation, and wind turbines and solar water heating panels which will provide 90 per cent of hot water in summer (60 per cent in winter). Annual energy bills for residents should be £400 below the UK average.

A 'contemporary' park promises to provide a 'visually stimulating and tactile environment' incorporating art, seating and communal areas for barbeques (the park was not finished when judges visited). As well as play facilities for 100 additional children, it will provide much-needed green space for a very densely populated area.

• Contact Great Places Housing Group on 0161 447 5000

Angell Town, Brixton, London

Lambeth Housing, Ujima Housing Association, Presentation Housing Association, Family Housing Association (Angell Town Estate Management Board, Angell Town Community Project, Government Office for London) with Burrell Foley Fischer, Anne Thorne, Greenhill Jenner, Mode 1 Architects

The estate where footballer Ian Wright grew up is hardly recognisable today. Built in the 1970s, Angell Town was a fortress of poorly constructed concrete blocks connected by high-level bridges, with garages dominating the ground level. Regeneration of this entirely social housing scheme has been driven by the community. Nearly 600 units have either been refurbished or newly built. The design is subtle but the variety and quality of materials used - render, brick, glass and timber and innovative design features such as striking white rendered staircases - make a statement.

The most recently completed project on the estate, Boatemah Walk which is a new-build block of 18 flats by Anne Thorne Architects, is rated Eco-Homes excellent. It integrates a solar power, rain water harvesting and water conservation. Environmentally friendly paints and floor finishes were used. The judges praised the independent thinking behind the scheme, although had reservations about the unsophisticated landscaping.

• Contact the Angell Town Community Project on 020 7737 7977

Three schemes have received the Building for Life Silver Standard:

Abbotts Wharf, Limehouse, London

East Thames Group and Telford Homes, Jestico + Whiles Architects and the London Borough of Tower Hamlets

A pioneering development from a socially conscious developer that reconciles market sale and affordable homes. The judges praised the scheme for pushing the limits of social housing and believe it could be an effective model for social housing arrangements. The four white-rendered buildings ranging from five to 13 storeys are enlivened by balconies and small vividly painted panels. All units benefit from generous glass and steel balconies with great views to nearby Canary Wharf.

The judges also praised the process: Jestico + Whiles were appointed through an architectural competition and East Thames Group has brought a run-down area to life by developing a brownfield site. Four apartment blocks are arranged around a central public piazza with commercial units, and the refurbished barge marina brings the canal into the heart of the development

The development falls down however on its Eco-Homes rating, which could have been excellent but many of the apartments face north-east, minimising the benefits of passive energy.

New River Village, Hornsey, London

St James Homes, Circle Anglia and Metropolitan Housing Trust, Stock Woolstencroft Architects with Haringay Borough Council

Bold, contemporary architecture combined with smartly refurbished listed buildings makes New River Village a fresh, continental challenge to the British market. The developer, St James, is applauded for finding a piece of land with a new London view - to Alexandra Palace - and has even succeeded in creating a 'destination' through refurbishing a pump-house into a bar/restaurant.

Important improvements still to come include resolving the challenging lighting and access issues - the development currently only has one point of entry and exit. The judges await the transformation of the 'New River' into a 450m long linear park to link Hornsey High Street to Wood Green and Alexandra Palace - this is necessary to resolve the access issue and to make New River Village a great place to live. The judges did regret the absence of sustainable features and the treatment of some of the affordable housing.

Mealhouse Brow, Stockport

Northern Counties Housing Association, TADW Architects and Stockport Metropolitan Borough Council.

This is a painstaking refurbishment of a grade II listed building and surrounding buildings into a mixed-use development of 20 rental apartments (average £80 p/w) and seven retail units. It is helping regeneration and putting some life back into the town. Eighteenth century timber, paving and brickwork and sandstone were expertly restored and re-used, and Welsh slate salvaged to roof all the street frontages. Timber shop fronts and traditional sash windows were made locally. Restoration also included a medieval gaol and stone revetment. Homes achieve good Eco-Homes rating.

The modern communal areas were praised, with internal courtyards overlooked by smaller windows providing security as well as privacy.

Notes to editor

• Housing schemes are assessed against a number of criteria, including: character, roads, parking and pedestrianisation, design and construction, their environmental impact and creating a sense of community. Silver- is awarded to exemplary schemes and needs to fulfill 70 per cent of the criteria. Gold- will need 80 per cent and must demonstrate the highest standards of architecture and all round sustainability.
• Judges for the Building for Life Standard for 2006 include Wayne Hemingway - Building for Life Chair, Irena Bauman - CABE commissioner, Yolande Barnes - Savills, Margaret Allen - Housing Corporation, Stewart Baseley - Home Builders Federation, Nisha Kaduskar - Civic Trust and Sylvia Short - English Partnerships.
• Building for Life is a partnership between the Home Builders Federation and CABE in association with Design for Homes, the Civic Trust, English Partnerships and The Housing Corporation to promote design excellence and celebrate best practice within the house building industry.
• Photographs of the awarded housing schemes are available from the CABE press office. Please contact Dominique Owen on 020 7070 6771