Mactaggart & Mickel Good Design…. a housebuilder’s view Roger Bainbridge Head of Design

Mactaggart & Mickel …a brief history 90 year old Scottish company Founded by architect Andrew Mickel and builder John Mactaggart. Established the ‘single contractor’ system of building in Scotland with the interwar development of Mosspark, Glasgow. Remains a family owned and run business Currently building across central Scotland and the Ayrshire coast.

The development process Open market land model 3 Year plan – identifies / predicts build requirements to sustain the business for the next 3 years Identifies requirement for new land / sites Business identifies where we would like to build. Sales / market research informs what we would like to build. Land opportunity identified (zoned for development)

The development process Open market land model Site assessed and development constraints identified Services Topography Contamination Ground conditions Access Landscape features Planning policy / development briefs

The development process Open market land model ‘Product mix’ identified (agent’s market research) Preferred density identified Appraisal plan prepared Key drivers for appraisal plan Roads geometry Planning requirements Coverage / density (units per acre or sqft per acre) Build direction and construction methodology

The development process Open market land model Typical approach to site design Main considerations: Road width and geometry Driveway depth Distance between houses Rear garden sizes

The development process Open market land model Typical approach to site design

The development process Open market land Simple appraisal : Residual Land Value (RLV) = Total Income (Total sqft x sales price/sqft) minus Total Development Costs (Total sqft x build cost/sqft + Site servicing cost + Overheads + Profit margin) Other considerations / deductions to RLV Abnormal ground conditions Planning gain Infrastructure contributions (road upgrades, sewer treatment upgrade, public transport

Polnoon, Eaglesham Existing planning consent 2004 92 homes Design drivers Standard roads geometry – traffic calming , cul de sacs Standard plot sizes Standard drive depths and garden depths Integral garages Site bisected by conservation area zone High coverage (sqft / acre)

Polnoon, Eaglesham Existing planning consent 2004 92 homes Design issues Dominated by the road design North part of the site has little recognition of context Lack of connectivity Dominance of cul de sacs Poor streetscape Public realm relegated to the rear of houses Limited mix of house type. Dominance of large detached homes. Rigid layout in a rural context

Polnoon, Eaglesham A new approach Designing Streets Whole site seen together Topography, landscape and context are main design generators

Polnoon, Eaglesham A new approach The new neighbourhood ‘completes’ the existing village, connecting to the historic focus around the Orry. Pedestrian connections between the new neighbourhood, Bonnyton Drive, the public right of way to the north and Moor Road The shared surface treatment to the public realm spaces and the three dimensional form of the ‘streetscape’ establishes a spatial hierarchy streets, lanes and ‘courts’. Secondary ‘lanes’ connect into the streets and form more relaxed neighbourhood spaces. This clear spatial hierarchy will provide a legible network of ‘street’, ‘lanes’ and ‘courts’ to assist with the orientation and way-finding.

Polnoon, Eaglesham Street hierarchy

Polnoon, Eaglesham Buildings and local markers The public realm network for the new neighbourhood is animated by the introduction of ‘marker homes’. These utilise architectural devices - gables, chimneys and articulated window surrounds to augment the spatial hierarchy.

Polnoon, Eaglesham

Polnoon, Eaglesham

Polnoon, Eaglesham

Polnoon, Eaglesham

Polnoon, Eaglesham 2010 design v 2004 design 2010 Numbers - 121 units Coverage - 10 500 sqft / acre Mix - 1 bed flat – 6 bed detached Play areas - 6 2004 Numbers - 92 units Coverage - 9 700 sqft / acre Mix – 3 bed terrace – 5 bedroom detached Play areas - 2 2010 v 2004 Income more units, Gross Floor Area Development costs more roads, foundations, hard & soft landscaping, play areas Profit margin c.20% reduction in margin Land value no change. Land already owned by M&M

Polnoon, Eaglesham Conclusions / Lessons First ‘designing streets’ development in Scotland First use of ‘aligned consents’ Homes for Scotland best medium sized development 2014 NHBC award 2014 Shortlisted for Saltire Awards 2015 Selling well Some customers don’t understand or trust the concept….Health and Safety! Reduced profit margin Not taken up by other developers or the local authority

Product……….. Design influences Design drivers Continual market research – Savills Benchmarking competitors Feedback from on site sales R&D projects Design drivers Flexibility Expandability Natural light Connection to the outside Kerb appeal Brand Tool kit houses

Product……….. Technical Energy – Athletes’ Village, Dalmarnock Mactaggart and Mickel Timber Systems Off site manufacturing Closed panel external walls Roof cassettes Reduced waste – increased quality Energy – Athletes’ Village, Dalmarnock Air tightness < 2 District heating MVHR C. 4KW from PVs per house