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The value of good

How and spaces create economic and social value cabe The value of good design: public Introduction

In a MORI poll commissioned by People more This short document has a very simple • A well designed school will improve the Victorian age. Get it wrong and we CABE in the summer of 2002, an aim. It draws together key research the educational achievement of its will have dysfunctional, under-utilised overwhelming 81% of people said productively in well from the UK and abroad to show that pupils and unloved buildings in every part of they are ‘interested in how the built investment in good design generates the country. The stakes are high but we designed A well designed department store environment looks and feels’, with economic and social value. Collectively • will succeed provided we abide by three will have a direct impact on stock over a third saying they are ‘very Agree 77% the studies provide evidence of the key principles: turnover interested’ and another third wanting Disagree 7% value of design in the areas of: more of a say in the design of buildings • A well designed neighbourhood • Good design does not cost more and spaces. 85% of people agreed • Healthcare will benefit from lower crime and when measured across the lifetime with the statement ‘better Well designed schools • Educational environments higher values of the or place buildings and public spaces improve Housing • Good design flows from the the quality of people’s lives’ and improve children’s Civic pride and We cannot afford not to invest in • • employment of skilled and multi- thought that the quality of the built cultural activity good design. Good design is not just disciplinary teams environment made a difference to • Business about the aesthetic improvement of the way they felt. Agree 70% • Crime prevention our environment, it is as much about • The starting point of good design improved quality of life, equality of is client commitment The figures on the right summarise Disagree 17% All of the examples listed prove that opportunity and economic growth. some of the findings of the survey. design matters because our lives are If we want to be a successful and CABE is here to help. We are working They show that the majority of people connected through our common built sustainable society we have to in partnership with organisations in all consider well designed buildings and The design of environment. Across all sectors and overcome our ignorance about the sectors, the major spaces as positive influences on the makes no difference to building types the message is the same importance of design and depart from industries, and project teams quality of daily life, professional – when we invest in the built our culturally-ingrained notion that a throughout the country to ensure that productivity, educational attainment, how fast patients recover environment, we must consider the poor quality environment is the norm the lessons set out in this publication physical well-being, levels of crime Agree 29% impact of design throughout the lifetime and all we can expect from British are disseminated widely. Across the and house values. Disagree 52% of the buildings, on the places in which builders, developers, planners and board we are determined to make the they are located and on all stakeholders politicians. case for investment in good design ever involved. The vast majority of a more compelling, knowing that we will How streets look and building’s costs and benefits can be Over the next five years, we are going all benefit as a result. CABE, with its expressed in terms of the impact upon to experience the largest public partners is aiming to address this. feel makes no real its occupiers, users and passers by. investment programme in new Most of all, we want to add to this difference to crime buildings for a generation. Get it right evidence. If you have spent time and • A well designed will help and we will have a legacy of civic effort measuring the impact of design Agree 22% patients get better more quickly buildings to match or even surpass investment, please let us know. Disagree 66%

Well designed will increase in value quicker than average Agree 72% Disagree 9%

Source: MORI/CABE, 2002

Sir Stuart Lipton, Chairman, CABE A. The value of design in healthcare

A1. A by Sheffield University A4. Research by the National Institute A6. A study carried out by the for NHS Estates compared patient for Health and the National Institute on University of Nottingham which outcomes in a newly refurbished Ageing in the US showed that certain compared three healthcare orthopaedic unit at Poole hospital with design features in Special Care Units environments before and after they those in a 1960s conventional ward. and Assisted Living Treatment were redesigned found clear benefits The study found that patients treated Residences for people with Alzheimer’s to patient health and associated on the refurbished ward required less disease and related dementias made improvements in the efficiency of analgesic medication than those on the people calmer whilst certain others medical resourcing due to good design. older ward. Patients not undergoing generated more agitated behaviour. The schemes included a cardiology operations were discharged significantly For example, unobtrusive and secure ward with improved , better more quickly from the newer ward – exits reduced paranoid delusions, and external views and clustering of beds after 6.4 days compared with 8.1 days. increased privacy and better in smaller groups; a waiting with through routes in common areas enhanced artificial lighting, better A2. The Sheffield study also compared reduced both verbal and physical seating and ; and a psychiatric patients treated at Mill View agitation and aggression. The study coronary day-care unit with better beds Hospital, a purpose-built unit in Hove, concluded that the benefits of these and patient facilities, larger with those at two older wards at design features on health and quality and a visitors area. The new ward was Freshfield Mental Health Unit within of life are independent of the quality perceived by patients and staff as more Brighton Medical Hospital, located in a of other care characteristics. pleasant, relaxing and welcoming. It former Victorian workhouse. The length resulted in lower pulse rates and blood of stay was again lower on the new A5. A study in a suburban pressure readings amongst patients, unit. Patients treated entirely in the new Pennsylvania hospital examined the shorter post-operative stays – 8 days building had an average reduction of records of patients recovering from down from 11 days – and lower 14% in their length of stay – 36.5 days cholecystectomy. It compared patients prescribed drug intakes. compared with 42.4 days. In the same whose had windows overlooking new unit at Mill View Hospital 79% of natural with patients who the patients were judged by staff to looked out onto a brick , and found have made good progress (compared that the patients with open views: to 60% in the old unit), and the of had shorter post-operative stays – verbal outbursts and threatening • 7.9 days compared with 8.7 days behaviour was reduced by 24% and 42% respectively. • had fewer negative evaluation comments from nurses A3. A King’s Fund document published in 2002 highlighted the example • took fewer strong and moderate of Newham Hospital in south east analgesic doses London, where levels of staff morale had lower rates of minor post- increased by 56% following the • surgical complications redesign of the hospital. When asked if they felt valued, 78% of staff said ‘yes’ after the redesign compared to 22% three years previously.

1 of Pulross 4 GP Surgery, 1 Centre, Brixton , Guy Penoyre & Prasad Greenfield 2 Interior corridor and 5 Courtyard ACAD Centre, 2 3 staircase ACAD Centre, Central Middlesex Central Middlesex Hospital Avanti Hospital Avanti Architects 4 Architects 6 Public in Chelsea 3 GP Surgery, Croydon and Westminster Hospital, AHMM Architects London 5 6 B. The value of design in educational environments

B1. A study carried out in 2000 by success rate was 84%, compared to three school districts in the US. PricewaterhouseCoopers for the the national average of 78%, the rate Controlling for other variables, it found Department for Education and Skills of progression from tenth to that students with the most natural day examined the relationship between baccalauréat was 73% compared to lighting in their classrooms progressed investment in schools and pupil the national average of only 57% and 20% faster on maths tests and 26% performance. It found that capital the number of enrolment applications on reading tests in one year than those investment in school buildings had from private school pupils has steeply with the least natural light. the strongest influence on staff morale, risen – 17.4% of the students aged B8. Research carried out at the pupil motivation and effective learning 15–16 now come from these schools. School Design and Planning Laboratory, time. The study highlighted one school B4. A series of American studies on the University of , found that where the design of and relationship between pupil performance, elementary schools with more than the school had enabled a reduction achievement, behaviour and the built 100 square feet of building per of lunchtime assistants from 8 to 5, with environment found that scores for the student tend to have significantly higher the saved resources switched to direct Comprehensive Test of Basic Skills , social studies and overall Iowa educational expenditure. (CTBS) amongst students aged 16–17 Test of Basic Skills (ITBS) scores than B2. A study carried out at Georgetown in well designed high schools in North schools with under 100 square feet per University in Washington DC showed Dakota were between 1 and 11% student. A separate study by the same that after controlling other variables, higher than those in poorly designed university found evidence of improved such as a student’s economic status, high school buildings. child behaviour in schools with over students’ standardised achievement 100 square feet per child. The impact B5. A study of Academic Proficiency scores rose by 5.5% as a school’s of additional space on behavioural test results in small, rural high schools physical environment improved from patterns was most noticeable on in Virginia, USA indicated a positive one design category to the next, eg children with special learning needs. relationship between building condition from ‘poor’ to ‘fair’ to ‘excellent’. If a and student achievement. Results were B9. A doctoral dissertation from the school improved its condition from generally higher in school buildings with University of Georgia found that junior ‘poor’ to ‘excellent’ an average increase better structural and aesthetic qualities. high school pupils based in newly of 10.9% could be expected. Combined results on test scores were renovated school facilities showed more B3. A French study of two new school 5% higher for students in better positive attitudes toward school than building projects in and Paris, designed schools. pupils based in older buildings and that found that educational environments students in classrooms with the most B6. A related study which used the 1 designed to integrate information and daylight had 7–18% higher scores than same methodology to look at large, were more those with the least daylight. 2 urban high schools in Virginia found a conducive to learning. After the greater range of differences between completion of the Marseille project the 3 4 students’ test scores in poorly designed repeat rate among sixth grade students and well designed buildings than those was only 2.5%, compared to the 5 6 in the rural high schools in the Virginia national rate of 9.8%, the rate of and North Dakota high schools study progression from sixth to tenth grade 1 Kingswood Day School, above, with some of the differences as was 71.5% compared to the national Bath Feilden Clegg great as 17%. Bradley norm of 64.5%, and incidents of 2 Hayes School, Kent PCKO vandalism declined despite the large B7. A separate study carried out in 3 Martial Rose Library, size of campus. After the completion California analysed the test score results Winchester Feilden Clegg Bradley of the Paris project the baccalauréat of over 21,000 student records from 4 Great Notley Primary School, Braintree, Essex AHMM 5 Jubilee Campus, University of Nottingham Michael Hopkins & Partners 6 Millennium School, London Edward Cullinan Architects C. The value of design in housing

C1. A study for the Royal Institution C4. An Urban Land Institute study of of Chartered Surveyors carried out in over 10,000 housing transactions in 1997 estimated that more money – as four pairs of housing developments in much as £2 billion per year – is spent the United States revealed an average on treating illnesses arising from poor sales premium of $20,000 or 11%, on housing conditions than is spent by schemes upholding basic local authorities on their own housing principles similar to those set out in stock. National annual estimates of recent UK planning guidance Better the increased costs associated with Places to Live. the 7.6% of public sector C5. The University of carried out considered unfit for habitation are £3 a survey of 600 households on a large billion due to poor health, £1.8 billion suburban with little or due to increased crime and £120 no distinctive design quality. The million for the cost of fire services. researchers found that these residents Although not definitive figures, they exhibited more difficulties in selling and show the extent of the problem. experienced more negative equity than C2. In a recent MORI poll those living on more distinctively commissioned by CABE in the summer designed developments. of 2002, nearly three quarters of those C6. The Popular Housing Forum used interviewed (72%) said that they believe over 800 interviews and discussion well designed houses will increase in groups across the UK to explore public value quicker than average with less attitudes to the appearance and site than one in ten (9%) disagreeing with layout of new housing. Appearance of this statement. When asked to list two the neighbourhood was considered a or three things which they considered more important factor than the design important in the design of new houses of the itself. over half the respondents (59%) said security against crime was a key factor; C7. An exploratory study carried out 56% said that new homes should be by international property consultants built to last; 45% said they should be FPD Savills in 2002 indicated that designed to be safe from accidents volume house builders who had and fires; 41% mentioned ease of invested in higher quality design in maintenance; and 35% thought that residential schemes could expect to energy efficiency was important. yield a residual value per hectare of up to 15% more than conventionally C3. Extensive international research designed schemes. by the University of California in the 1970s and 1980s using post- 1 2 1 Murray Grove, London 5 The Point, Bristol occupancy surveys discovered that Cartwright Pickard for Feilden Clegg Bradley not only did the overall impression Peabody Trust for Crosby Homes 3 2 Bishops Mead, 6 Chronos Housing, of the exterior of a house and its Chelmsford, Essex , London surrounding dwellings have an impact Reeves Bailey for Proctor Matthews 4 Bryant Homes Eastern for Copthorne Homes on how people felt about their homes 3 Slateford Green, Edinburgh Hackland but also in many cases those residents’ 5 6 & Dore for Canmore personal sense of worth. Housing Association 4 Iroko Housing Coin Street, London Howarth Tompkins for Coin Street Community Builders D. The value of urban design in promoting civic pride and cultural activity

D1. Research published by CABE and an unstimulating visual environment first six months of the new library and the of the Deputy Prime in the form of shop displays, public compared to the two closed libraries Minister (ODPM) in 2001 analysed activity and street . it replaced show that annual visits three pairs of selected commercial increased from 171,000 to 450,000 D4. Within two years of the Tate Gallery developments in Birmingham, and book loans rose from 80,000 to opening in St Ives, people whose main Nottingham and – each approximately 340,000. Latest figures reason for visiting St Ives was to visit pair of developments having one better show that there were over 565,500 the Gallery contributed £16 million per designed than the other – to test the annual visits made from April 2001 annum to the local economy. On a value of investment in high quality urban until March 2002. smaller scale, within the first few design. The research found that the months of the opening of the New Art D8. Finally, another award-winning better designed schemes provided Gallery in Walsall, the local Boots store project. After the completion of a new a range of economic, social and reported a daily sales increase of educational campus for the Spencer environmental benefits including higher £4,000 and planned to open stores Institute in Kadina, South , rental levels, lower maintenance costs, in the area on Sundays to capitalise library usage has increased by about enhanced regeneration and increased on the impact of the gallery. 30%, enrolments for courses have public support for the development. increased dramatically and the Institute D5. A study by the University of D2. Since 1965 Jan Gehl of the has been awarded the title ‘National San Francisco in 1999 which looked University of Copenhagen has Training Provider of the Year.’ at case studies across the United conducted research on the contribution States has reported that the of public spaces to civic life in preservation and improvement of Copenhagen. The research has open land for public use creates a net consistently shown that wherever increase in municipal tax revenues public spaces of good quality are by increasing land values in the 1 provided an increase in public life also surrounding neighbourhood. takes place. As a result, despite the 2 climatic differences, the level of public D6. Upon the completion of the award- outdoor activity on a summer’s day in winning Rose Center for Earth and 3 4 Copenhagen equals that of . Space at the American of The amount of car traffic in the in New York, the 5 6 has remained unchanged for the last museum reported a 58% increase in 25 years while bicycle use has visitors and a 200% increase in

1 Bus stop, Edinburgh increased by 65%. membership applications. The Reiach & Hall contemporary nature of the new 2 Brindley Place, D3. By contrast, a European survey of extension means that a 131 year-old Birmingham Terry Farrell/ people’s attitude towards town centres John Chatwin museum is now regarded as one of the 3 Millennium , found that by far the highest incidence most dynamic in the city. London Foster & Partners of disliking town centres was recorded 4 Millennium Bridge, Gateshead in surveys of British towns. The D7. In 2000 the new Library, Wilkinson Eyre distinguishing factors were the lack of designed by Will Alsop, won the Stirling 5 Peace Gardens, Sheffield Sheffield City car-free spaces to sit and relax, the low prize for the best designed building by Council/Sheffield One desire to participate in social activities a UK . Usage figures for the 6 South Promenade, Bridlington Bauman Lyons E. The value of design for business

E1. According to international architect buildings across the United States. Norman Foster when considering the Again, the research again found a average costs of a building over a 25 positive correlation between design year period, the physical envelope of quality and market rents. the building comprises only 5.5% of E5. The leading writer on office design, the total cost whereby the costs of architect Frank Duffy, cites the case of occupying the building represent Anderson Worldwide whose design 86% of the total cost. His experience investment in their new Chicago office highlights that a small investment in achieved a reduction of 30% in the design quality can quickly make a space that would have been used by significant impact on this much larger conventional layout . The overall percentage. savings on rent and occupancy levels E2. A survey undertaken for the paid for the initial capital outlay within University of Nottingham of ten major four years. companies that had invested in high E6. In 1999 the Property Council of quality bespoke corporate buildings Australia established a scorecard for in the UK, including British Airways, measuring the financial performance Boots and Capital One, found that of commercial urban developments. ‘employee satisfaction’ and ‘functional By looking at 16 developments in quality’ were the highest rated drivers detail they found evidence of a ‘design for investment. dividend’ which can be measured in E3. Following the award-winning financial terms. design for an and in Des Moines, Iowa, the company which

occupies it has enjoyed a 20% increase 1 in output and a reduction in the time required for handling and transporting 2 3 products. The savings have been used to enhance employee benefits and for 4 recruitment and retention programmes. 5 6 E4. A study carried out in Chicago in the early 1980s used a method known as hedonic price estimation to measure 1 Boots Offices, Nottingham DEGW the impact of ‘good’ architecture on 2 Egg Offices, Pride , rental rates for commercial offices. Derby DEGW 3 Entrance BT Headquarters, Using the receipt of architectural Stockley Park, West awards as the relevant measure of London Fosters and Partners ‘good’ architecture it found that the 4 Kajima Offices, Tokyo rewarded buildings commanded a Kajima 5 SAS Headquarters, significant rental premium that could not Stockholm Niels Torp be explained by other factors. A similar 6 Interior BT Headquarters, Stockley Park, West study was undertaken a decade later London Fosters and using over a hundred high grade office Partners F. The value of design in crime prevention

F1. A study published in Urban Design of a residential area including the International looked at the spatial removal of negative environmental distribution of crime reports provided cues and an increase in site visibility. by the police in three towns with a wide After completion there was a drop in range of social classes, spatial patterns vandalism and loitering and a 90% and housing types, found that: drop in the number of break-ins in the area sustained over several years. • property crimes tended to cluster in locally segregated areas, particularly F5. A study of 27 housing estates in in cul-de-sacs, footpaths and rear West Yorkshire designed according to dead-end alleys ‘Secured by Design’ (SBD) principles, reported that crime rates had dropped positive features that made spaces • by between 54% and 67% since the safer included integrated through redesign. Burglary rates were 50% with front entrances on both less than those on other West Yorkshire sides, more passers-by on the estates and there were 42% fewer street, more visible neighbours on crimes. The average cost of the the streets, good visual relations extra design measures was £440 per to the public realm rather than new dwelling, compared to estimated seclusion, more linear integrated average burglary losses of £1,670 spaces and visual continuity per dwelling. between spaces F6. A research project in Kitchener, F2. Adopting good design qualities Canada compared the before-and-after in low-rise housing can lead to lower effects of turning a large under- crime rates. Research in Northampton developed plot of land in a crime-ridden indicated that to reduce crime, the front neighbourhood into a community windows of houses should face each garden. As a result, crime incidents in other across the street to create a the surrounding buildings dropped by of mutual surveillance. 30% immediately, and by 49% and F3. A comprehensive redesign 56% in the two subsequent years. programme of a 1970s housing estate in Edinburgh which included fundamental changes in the estate layout as well as individual units, 1 3 1 Terraced street in 3 Ladbroke Grove reduced housebreaking by 65% and Jesmond, Newcastle. Environmental Focus The diagram shows how Area, West London vandalism incidents by 59% with the 2 windows and front Tibbalds Monro total number of incidents being lowered which open on Well designed street to the street provide lighting in public areas overall. 4 increased surveillance can prevent criminal for pedestrians and cars activity F4. The Crime Prevention Services Unit and houses 4 Crown Street 2 Diagram and close up of Regeneration Project, The in Peel, Ontario, Canada has recorded house in Rolls Crescent, Gorbals, Glasgow CZWG examples of redevelopments in the city Manchester demonstrate Architects. Well designed surveillance views open space in this that have adopted ‘Crime Prevention housing development in Through ’ The Gorbals, Glasgow provides a safe semi- (CPTED) principles. In 1992 CPTED private area for residents principles were adopted in the redesign Bibliography

C. The value of good D. The value of good urban E. The value of good F. The value of good The value of good design: A. The value of good B. The value of good design in housing design in promoting civic design for business design in crime public perception design in healthcare design in educational pride and cultural activity prevention environments

MORI (2002) Public attitudes A1. University of Sheffield, B1. Pricewaterhouse B6. Hines, E. (1996) Building C1. Barrow, M. and Bachan, D1. CABE and DETR (2001) E1. Foster, N. (2001) F1. Chih-Feng Shu, S. (2000) towards architecture and the School of Architecture Coopers (2000) Building condition and student R. (1997) The real cost of The value of urban design. Speech delivered at the Housing layout and crime built environment. Research (1999) The architectural performance: an empirical achievement and behaviour. poor homes: footing the bill. London: Thomas Telford CABE ‘Building for the ’ vulnerability. Urban design carried out by the MORI Social healthcare environment and assessment of the relationship Unpublished PhD Dissertation, London: RICS. Publishing. conference, London. international, Vol 5, Research Institute for CABE. its effects on patient health between schools capital Virginia Polytechnic Institute pp 177–188. C2. MORI (2002) Public D2. Gehl, J. and Gemzoe, L. E2. 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Value of good design: Relevant publications relevant websites and available through the links CABE website

General C. Housing The value impact of Building in context credits housing design and layout (with English Heritage) front cover Children playing in Somerset House CABE Building for Life courtyard ©Mascot A. 1©School of Architecture, Forthcoming 2002 January 2002 Planning and Landscape, University of Newcastle www.cabe.org.uk www.buildingforlife.org 2©Nicholas Kane 3©Tim Soar 4©Paul Tyagi Improving standards of Celebrating innovation 5©Nicholas Kane B. 1©Feilden Clegg Bradley ODPM House Builders Federation 2©PCKO 3©Feilden Clegg Bradley 4©Tim Soar design in the procurement October 2001 www.odpm.gov.uk www.hbf.co.uk 6©English Partnerships/Chris Henderson of public buildings C. 1©Martin Charles 2©Mark Ellis 3©John Reiach The value of urban design 4©Philip Vile 5©Mark Ellis 6©Peter Cook/VIEW DCMS Design for Homes (with OGC) (with DETR) D. 1©Reiach and Hall 2©Brindley Place plc 3©Nigel www.culture.gov.uk www.designforhomes.org October 2002 Young 5©Sheffield City Council Photographic Unit February 2001 6©James O Davies E. 1©DEGW 2©DEGW 3©Chris The Prime Minister’s Better New Homes Client guide: achieving Gascoigne, DEGW/VIEW 4©Shinkenchiku-Sha/The Better public buildings Architect 5©Lars Hallen, Neils Torp 6©Chris Public Building Award 2002 Marketing Board well designed schools F. (with DCMS and the Office Gascoigne, DEGW/VIEW 1©Llewelyn-Davies www.betterpublicbuildings. www.new-homes.co.uk through PFI 2©Llewelyn-Davies 3©Llewelyn-Davies/Alan of Government Commerce) Baxter & Associates 4©Llewelyn-Davies/Alan Baxter gov.uk September 2002 The Housing Forum October 2000 & Associates A. Health www.thehousingforum.org.uk Building for life manifesto Design quality in PFI July 2002 NHS Estates – The Joseph Rowntree Projects: HM Treasury Department of Health’s Paving the way: how we Guidance Note No 7 property agency www.jrf.org.uk achieve clean, safe and (with HM Treasury) www.nhsestates.gov.uk attractive streets (full report May 2000 D. Urban Design/Civic Pride and executive summary) Architects for Health By design – urban design July 2002 www.architectsforhealth.com The Urban Design Alliance in the planning system: www.udal.org.uk Prime Minister’s Better towards better practice Medical Architecture Public Building Award 2002 (with DETR) Research Unit (MARU) The Urban Design Group July 2002 May 2000 www.sbu.ac.uk/maru www.udg.org.uk Better civic buildings The Nuffield Trust Streets of shame and spaces www.nuffieldtrust.org.uk www.streetsofshame.org.uk June 2002 B. Education E. Commercial/Housing 2020 vision: our future healthcare environments DfES Schools Building Urban Land Institute June 2002 & Design Unit www.uli.org www.teachernet.gov.uk/school Primary care – making buildings F. Crime a better environment May 2002 School Works Home Office www.school-works.org www.homeoffice.gov.uk Neighbourhood Nurseries Initiative – Design The Education Design Group Secured by April 2002 www.educationdesign.co.uk www.securedbydesign.com OECD – Programme on March 2002 Educational Building (PEB) Bartlett School of Planning www.oecd.org/els/education/ Schools for the future – University College London facilities designs for learning 22 Gordon Street communities (a DfES London WC1H OQB Publication) February 2002 T 020 7387 7500 F 020 7380 7502 www.bartlett.ucl.ac.uk/planning

The research cited in this brochure summarises a CABE commissioned literature review compiled by School of Planning, University College London. The complete review of design value research is available on CABE’s website www.cabe.org.uk. CABE accepts no responsibility for the research material presented in this brochure

Design: DUFFY or on the website. Commission for Architecture The Tower Building T 020 7960 2400 11 York F 020 7960 2444 & the Built Environment London E [email protected] SE1 7NX W www.cabe.org.uk