ECOHOMES

ACHIEVINGVERY GOOD

2

Written by Clare Wilson and Barry SmithSustainable HomesJanuary 2006

Supported by the Housing Corporation.

AcknowledgementsSustainable Homes would like to thank:

• Everyone who attended the EcoHomes Support Programme (ESP) sessions for their contribution tothe discussions, and in particular those who gave presentations at the events:

Jon Broome; Paul Ciniglio; Simon Corbey; Penny Downing; Matthew Gibson; Sarah Jeffcote;Hugh Lambourne; Inger Leach; Rebecca Miller; Paul Read; Steve Parker; John Stephenson;Jenny Wain; Jo Williamson.

• The organisations that kindly provided case studies for inclusion in this guide:

Catalyst Housing GroupDevon & Cornwall Housing AssociationDrum Housing AssociationEquity Housing AssociationGreenoak Housing AssociationMidsummer Housing AssociationPlaces for People Group Servite HousesSouth Shropshire Housing AssociationWestern Challenge Housing AssociationWestlea Housing Association

• Cyril Sweett Consultants, for undertaking costings research.

Hastoe Housing Association set up Sustainable Homes in 1997. The Sustainable Homes teamprovides support and advice to housing associations to improve their sustainability and environmentalperformance.

Please note that information and opinions have been gathered together in this document to give general guidance on EcoHomes.

They are believed to be correct but Hastoe, the Housing Corporation and the other organisations participating in the project cannot

accept any liability arising from them. Housing associations and others will need to obtain their own professional advice when

implementing schemes or contemplating new arrangements.

Printed on 100% recycled paper.

Supported by

Innovation and Good Practice Programme

www.sustainablehomes.co.uk

Contents

Foreword 4

Executive Summary 5

What is EcoHomes? 6

What issues does it cover? 6

How does the assessment method work? 6

Who carries out the assessment? 6

Carrying out an assessment 6

Achieving sustainable development 8

Drivers for sustainable development 8

• International 8

• National 8

What are the benefits? 10

What does the Housing Corporation require? 10

Code for Sustainable Homes 11

How does EcoHomes fit with other requirements? 11

Energy 14

Transport 14

Pollution 14

Materials 16

Water 16

Land use and ecology 16

Health & well-being 16

4. EcoHomes Very Good and above - the practicalities 14-16

3. Background to EcoHomes Support Programme (ESP) 12

2. Why is EcoHomes important? 8-11

1. Introduction to EcoHomes 6

3

EcoHomes: Achieving Very Good

Review of the design brief 18

The EcoHomes Assessor 18

Influencing the supply chain 18

Rural housing 20

Electricity and other fuel sources 20

Other areas for review/further consideration 20

Introduction 22

House types 22

Locations 22

Summary cost tables 24

Indicative costs of credits 28

Costs commentary 33

Lifecycle costs 34

EcoHomes Pre Assessment Estimator 38

Joslings Close - Catalyst Housing Group 7

Oak Meadow - Devon & Cornwall Housing Association 9

The Evergreens - Drum Housing Association 13

Sherwood Avenue - Equity Housing Association 15

Glazers Lane & Dartmouth Avenue - Greenoak HousingAssociation 17

Medbourne 5 - Midsummer Housing Association 19

Broughton Square - Places for People Group 21

Carlton Drive - Servite Houses 23

Station Crescent - South Shropshire Housing Association 25

Seldown - Western Challenge Housing Association 27

Groundwell - Westlea Housing Association 27

Case studies

Appendix

8. Sources of further help 36-37

7. Educating the end user 35

6. The costs of EcoHomes compliance 22-34

5. The messages from ESP 18-20

Foreword

4

The next few years will see an estimated 70,000 newaffordable homes created through the Housing Corporation's2006-08 multi-billion pound investment programme. It isessential that the construction and use of these new homeshave minimal impacts on the environment, and the futuresustainability of the communities that live in them. Thereforethe Housing Corporation is committed to assessing theenvironmental credentials of its homes. Since 2003 wehave required the achievement of an EcoHomes rating on allour funded developments, rising year on year from Pass, toGood, and from April 2006, to Very Good.

The Government is committed to taking this agenda forwardand is establishing a new Code for Sustainable Homes,which will be a requirement for all publicly funded newhomes from April 2006. The consultation document'Proposals for introducing a Code for Sustainable Homes'clearly takes account of the messages that we have given

over recent months in respect of setting the mandatory levelfor the Corporation from April 2006 at an Ecohomes 'VeryGood' equivalent. It also recognises the importance of theCorporation's programmes by allowing a transitional periodwhereby satisfying Ecohomes criteria will be deemed tocomply with the Code. This is most welcome as it effectivelyretains the status quo for existing pipeline and new schemessubmitted under 2005-06 NPiAH and 2006-08 NAHPprogramme rules.

I am proud that the social housing sector is leading the wayin sustainable design and build. However, we also recognisethat the move to Very Good will be demanding, particularly ina climate of increased cost efficiency. In addition, and for thefirst time, funding has been opened up to private developers,who will be subject to the same conditions as housingassociations. This will be an opportunity to share theexperience of the social housing sector, with the potential totranslate to and influence the private market.

We are committed to supporting this process and havecommissioned Sustainable Homes to create the EcoHomesSupport Programme, to assist associations and developersin meeting this standard. This guide is a culmination of theProgramme, and is based on discussion and learning from aseries of regional training events. It provides a context andrationale for EcoHomes, including a detailed look at each ofits seven elements, along with prompts on how credits canbe achieved in these areas. The theory is backed up by aseries of case studies from housing associations who arealready achieving or exceeding Very Good.

On the question of cost, Sustainable Homes commissionedconsultants, Cyril Sweett, to look at the cost of achieving theuplift from Good to Very Good. Indicative costs are providedin the guide, but there is no magic number. The manyvarying factors for each development make a definitive costimpossible to predict, such as your location, yourorganisation's place in the market and access to supplychains and materials. Whilst cost is an important factor, theclear message from the guide is that the key to achievingEcoHomes is process: early planning combined withcommitted partnership working, supported by a detaileddesign brief and robust supply chain.

Finally, I would like to thank all of the housing associationsand development partners who contributed to theProgramme - both those that shared their experiences andproblems as exemplars to others, and those who attendedthe events for their candid discussion and feedback.

Jon RouseChief ExecutiveHousing Corporation

www.sustainablehomes.co.uk

5

Executive Summary

EcoHomes is a well-developed tool to assess theenvironmental performance of homes. It enables housingassociations to measure and improve the design specificationof schemes against a nationally recognised rating. It can beapplied to new and refurbished homes.

EcoHomes contributes to the achievement of sustainabledevelopment, which aims to provide a better quality of life,now and for future generations. EcoHomes assists this byreducing the environmental impacts of the construction anduse of our new homes, particularly the reduction of CO2emissions and climate change. The global and policy contextfor EcoHomes is constantly changing, with the introduction ofmany legislative drivers for increasing sustainability in theconstruction sector, including those from the internationalcommunity, Europe and central Government.

All schemes accessing funding from the HousingCorporation's National Affordable Housing Programme mustachieve an EcoHomes Very Good rating from April 2006. Atthe time of writing a new Code for Sustainable Homes hadbeen issued by the Government for public consultation. Thiswill be required for all public funded housing from April 2006,however the Housing Corporation will require EcoHomes VeryGood until 2008, and for this transitional period this will beaccepted in lieu of the Code.

This guide can help housing associations and developers kick-start the process for EcoHomes Very Good. It provides:

• Recommendations and prompts for the EcoHomesprocess.

• Indicative costing information for the uplift from Good tothe Very Good rating.

• Exemplars of how some associations have alreadyreached or exceeded the Very Good rating.

The recommendations are based on research and findingsfrom the EcoHomes Support Programme, carried out bySustainable Homes between June and December 2005. TheProgramme consisted of a series of training events and thecommissioning of research into the cost of EcoHomes VeryGood.

A brief summary of the recommendations is as follows:

• Above all, ensure that you are familiar with the EcoHomesprocess.

• A key factor of the EcoHomes process is early planning. Itshould be incorporated at the start of the design andspecification process. Considering the implications at theoutset can reduce costs and provide solutions toachieving the maximum number of credits.

• The team established to deliver the development is also acritical factor. Ensure that the team is established earlyand includes all the skills and understanding necessary todeliver the scheme. The appointment of the EcoHomesAssessor is essential and, again, should be done at theearliest opportunity. Also ensure that high levels ofcommunication are maintained throughout thedevelopment.

• The scheme should be underpinned by a strong designbrief, which states explicitly the requirement to achieveEcoHomes Very Good, and specifies the EcoHomes creditareas you wish to cover.

• The achievement of EcoHomes is reliant on the quality ofyour supply chain, in sourcing and supplying materials(with the relevant evidence base and documentation) andservices.

• The cost for achieving EcoHomes Very Good is animportant factor, however a definitive cost for compliancecannot be established, due to the varying factors affectingeach and every organisation in delivering EcoHomes.Indicative costs have been established for use as abenchmark.

What is EcoHomes?

EcoHomes is an environmental assessment method forhomes, launched by the Building Research Establishment(BRE) in 2000. It is the domestic version of BREEAM (BuildingResearch Establishment Environmental Assessment Method).It is independent, authoritative and based on many years ofconstruction and environmental research carried out by BRE,the construction industry and the Government.

EcoHomes considers the broad environmental concerns ofclimate change, resource use and impacts on wildlife. Itbalances these against the need for a high quality, safe andhealthy internal environment.

It is a flexible standard that rewards positive steps taken toimprove the environmental performance of housing in the UK.These steps go beyond requirements expected by currentScheme Development Standards (SDS)1 and BuildingRegulations2. It supports housing associations and otherdevelopers to deliver better quality housing with lower negativeimpacts on the environment, and lower running costs forresidents.

What issues does it cover?

EcoHomes addresses a range of environmental impacts.These are grouped together under the following elements:

EnergyTransportPollutionMaterialsWaterLand use and ecology Health and well being

The majority of the credits are awarded for the materials (31credits) and energy sections (20 credits), thereforeconsideration of how these targets are hit is needed tomaximise the most credits. Note: EcoHomes is reviewedannually. Please refer to BRE's EcoHomes website(www.ecohomes.org) for the latest version.

How does the assessment method work?

EcoHomes has been developed to be flexible and comprisesa number of issues that are covered by the above elements.All of the elements are optional and you can choose the onesthat most suit your circumstances and priorities forenvironmental improvement. The assessment is carried out atthe design stage in a similar way to the SAP3 rating. Everyhouse type on the site is considered, but the award is given forthe whole development.

However, each element has a score attached to it. Thesescores are weighted according to the overall environmentalimpact of any issue, such as energy. The weighted scoresform a rating. Four ratings are achievable:

Pass

Good

Very Good

Excellent

A Pre Assessment Estimator4 is available for anyone to do aquick check on how well a scheme may perform. This onlyprovides an indication of the final rating. An up to date PreAssessment Estimator is available from www.ecohomes.org.

Who carries out the assessment?

All assessments have to be carried out by a qualified assessorunder license from BRE, who carry out assessor training andquality assurance for assessments. Any organisation can trainits staff, through BRE, to become an EcoHomes assessor. Alist of licensed assessors is available from www.ecohomes.org.

The role of the assessor is to support the development teamwith simple cost effective approaches to enable the highestpossible rating for minimum capital cost. The assessor canvery quickly establish the location credits available to the site,provide detailed advice on the complexity of the EcoHomesscheme, and act as a bridge linking the scheme to BRE.Similarly, advice regarding pre-development ecology testingand timely acoustic testing can gain credits and avoid remedialactivity.

The elemental approach to EcoHomes ratings providesflexibility in a scheme specific framework. Assessors requiredocumentary evidence via developer or designer sheets toestimate the performance of the building and confirm therating. Many of the nil cost items relate to certification ofproducts and materials.

The cost of an assessment will differ between schemes(different house types may require separate assessments) andthe degree of reliance on the support of an assessor.

Carrying out an assessment

A workbook is issued for each development (an example isavailable on www.ecohomes.org). To complete anassessment, the developer enters information on the designand specification into the workbook and passes this on to theassessor. The assessor checks this information andcompletes the workbook, determining the rating achieved.This is then returned to BRE for quality assurance andcertification. The assessment does not include detailed adviceon how to achieve the best rating, however assessors are ableto provide this service for an additional fee.

6 www.sustainablehomes.co.uk

Introduction to EcoHomes1

1 Scheme Development Standards (SDS), 5th edition, April 2003, The Housing Corporation.2 Building Regulations Explanatory Booklet, ODPM, 2002.3 The Government's Standard Assessment Procedure for Energy Rating of Dwellings, BRE, 2005.4 EcoHomes Pre Assessment Estimator, BRE, www.ecohomes.org

7

CASE STUDY:Joslings Close, Westway Park, London Borough of Hammersmith and Fulham, Catalyst Housing Group

Rating - Very Good

Scheme Summary This is a mixed tenure development of34 units, constructed by WillmottDixon Housing Limited, andcompleted in March 2005. It comprises a range of one, two andthree bedroom apartments, and sevenfour-bedroom houses, one of whichwas designed for a wheelchair user. Italso includes a one-bedroomapartment for a wheelchair user. Thedevelopment is within the WormholtConservation Area and has asignificant frontage on the A40. Thedevelopment aimed to:

• Maximise the density of the site asa mixed tenure development.

• Produce a scheme that respondspositively to the many significantchallenges presented by thepresence of the A40 Westway.

• Maximise the opportunities of thesouth facing sloped site to providehigh quality living accommodationwithin an energy efficient scheme.

• Provide flexibility in design of theunits, to allow for future changes inmix with minimal alterations to thefabric of the building.

• Work positively with the localcommunity to reduce the adverseimpact of the scheme on theexisting residents.

Achieving EcoHomesPassive solar heating utilises the site'ssoutherly sloping aspect. Flexibility ofunit types was achieved, with flats andduplexes designed to allowcombination/splitting of units to meetfuture housing demands. Stairwells inthe blocks of flats have been designedfor future lift provision. SMART (cat 5)wiring has been installed in all of thehouses and the wheelchair flat.Mechanical Ventilation with HeatRecovery (MVHR) has been used toovercome adverse acoustic andairborne environment from theadjacent A40. The scheme wasconstructed using a closed paneltimber frame, with timber floorcassettes, as well as high qualitysoftwood timber windows.

CostThe total scheme costs were£5,838,454, and as of July 2005 thescheme value was £6,820,000, givinga cost/value ratio of 86.16 %.Superstructure costs were £762/m2

while significant costs were incurred inthe substructures as part of the overalldevelopment costs, due to the poorground conditions and the limitedaccess into the site from the A40.

Further InformationPhil Thompson, Head of Development, Catalyst Housing GroupT. 020 8832 3241E. phil.thompson@chg.org.uk

Achieving sustainable development

Sustainable development is about creating a better quality oflife for everyone, now and in the future. It is an issue ofinternational, national and local concern, and can be affectedby the work of all individuals and organisations. Achievingsustainability is key for housing associations as housing is afundamental need of day-to-day life. However, if not donewith consideration, the construction and use of housing canbe detrimental to our environment, prosperity andcommunities. In building, maintaining and managing houses,vast quantities of natural resources are used - includingenergy, water, materials and land - and large amounts ofwaste produced. Residents living in the houses account foreven greater resource use than during construction andrefurbishment. For this reason it is important that theenvironmental impacts of the construction, refurbishmentand use of homes are considered. Housing accounts fornearly a third of CO2 output - as much as the entiretransport sector combined, and is a major contributor toglobal warming. Issues such as the consumption of energyand water also can have a direct impact on householdsthrough the costs of services.

EcoHomes is seen as one way of achieving greatersustainability in housing. By applying the Very Goodstandard it is predicted that future affordable homes will cutCO2 emissions by 26%5 compared to 'typical' new-buildhouses, and typically will save occupiers £1386 a year inutility bills. If these standards are applied across all newhousing stock it is estimated that it would save 180,0007

tonnes of CO2 a year.

The Housing Corporation is encouraging housingassociations to work in a more sustainable way, both throughthe requirement to build to EcoHomes, and by supportingthis with the development of sustainable developmentstrategies, to address environmental, economic and socialimpacts in a balanced way.

Drivers for sustainable development

In March 2005 the Government set out its strategy forachieving a more sustainable way of life across a broadspectrum of issues and agencies, in the UK SustainableDevelopment Strategy 'Securing the Future.'8 The provision

of housing and construction has a key role to play. The mainagent of delivery is the Sustainable Communities Plan9,launched in 2003 and revised in 2005. Under the Plan therate of construction will increase, with the identification ofseveral areas for increased housing growth. The Plan iscommitted to delivering this growth in a balanced, moresustainable way, in terms of design and construction,impacts on the environment, and in the quality ofcommunities and neighbourhoods created.

In addition there are several other drivers emerging which willimpact on the construction and housing sectors:

International

There are a number of international drivers that aim todirectly or indirectly reduce global emissions of CO2 andenergy consumption. The most significant piece oflegislation is the Kyoto Protocol10. Negotiated in 1997, itaims to reduce the net emissions of certain greenhousegases, particularly CO2. Each of the participating countrieshas a five-year period in which to decide how to meet theirrespective reduction goals. As part of this, the UK iscommitted to reducing greenhouse gas emissions to 12.5%,and CO2 emissions by 20% below 1990 levels by 2010.

In Europe, the need to achieve the targets set by Kyoto ledto the introduction of the Directive on the EnergyPerformance of Buildings (EPBD)11 in 2003. This requiresmember states to take measures to significantly improve theenergy efficiency of new and existing buildings. The Directiverequires minimum energy performance standards for all newbuildings and large refurbishments, and a valid energyperformance certificate for all dwellings at the time ofconstruction, sale or rental, to be made available to theprospective owner or tenant. It is predicted that the Directivecan deliver savings of 45 million tonnes of CO2 annually.Member states have until January 2006 to adopt thesemeasures. However in the UK it is not yet clear how theDirective will be incorporated into UK law, although it isanticipated that most measures will be dealt with viarevisions to the Building Regulations.

National

In 2003 the Government published the Energy WhitePaper12 with the aim to shift the UK to a low carboneconomy by increasing resource productivity and reducingthe impact of CO2 on the climate. The Paper sets four goalsand establishes a framework with an emphasis onsustainable energy. Of particular significance is the goal of a60% reduction of CO2 emissions by 2050, with evidence ofthis being achieved by 2020.

8 www.sustainablehomes.co.uk

Why is EcoHomes important?2

5 The figure of 26% CO2 compares to a 'typical' new build home meeting 2002 Building Regulation standards comes from BRE figures.6 The figure of savings of £138 on reduced fuel and water bills for occupiers is a comparison between costings in homes meeting EcoHomes 'Very Good' standards with 'typical'

new build homes meeting the 2002 Building Regulations standard. It is given in the report 'Sustainable Homes - the financial and environmental benefits', published by theEnvironment Agency, June 2005.

7 Housing Corporation8 Securing the Future: delivering a sustainable development strategy, Defra, March 2005.9 Sustainable Communities: Building for the Future, February 2003, ODPM.10 The Kyoto Protocol, adopted by the United Nations Framework Convention on Climate Change on 11 December 1997.11 Directive 2002/91/EC of the European Parliament and of the Council of 16 December 2002 on the energy performance of buildings (Official Journal L 001 of 04.01.2003)12 Energy White Paper: Our energy future - creating a low carbon economy, DTI, February 2003.

9

CASE STUDY:Oak Meadow, South Molton - Devon and Cornwall Housing Association

Rating - Very Good

Scheme Summary Oak Meadow is an innovative, eco-friendly affordable housing projectcompleted in 2004. It is a jointinitiative between Devon and CornwallHousing Association, Midas HomesLimited, Gale & Snowden Architects,and North Devon District Council.The scheme comprises 35 homes (23 houses and 12 flats) built for localpeople, and has been designed as atemplate for sustainable rural socialhousing. The units are fitted with themost up-to-date heat and energysaving devices, along with cuttingedge water recycling equipment, andhave been built using materials fromrenewable sources. The scheme wonthe 'Best Social HousingDevelopment' category of the NationalHomeBuilder Design Awards 2005and the Sustainable Development ofthe Year Award 2005. Initially it washoped that the development wouldachieve an Excellent rating howeverthe final rating was Very Good, due tothe problems of public transportprovision in rural areas.

Achieving EcoHomes

LayoutThe design and location of thedwellings are key features of thisdevelopment. Homes are designed insouth or west facing terraces of six,reducing surface heat loss andbenefiting from passive and activesolar gain. A mid-terrace house loses10-15% less heat than one that isend-of-terrace or semi-detached.Terraced houses also enableefficiencies to be made from timberframe prefabrication, as repetitive unitsenable quicker and cheaperconstruction than individual properties.

The main habitable rooms have largeglazed areas facing south or south-west for passive solar gain.Entrances, downstairs WCs andgarden sheds provide a buffer zone,and with smaller windows reduce heatloss on the north elevation. All

buildings, except the support unit,have solar conservatories to maximisepassive solar collection for heat, andreduce heat loss from the wall. Firstfloor rooms are in the roof to reducewall areas, heat loss and constructioncosts. It also allows prefabrication ofroof elements into panels.

Gardens are to the north and south ofeach property for amenity, withprovisions for drying space, organiccomposters and bin stores. Bicycleand storage sheds are mainlyintegrated into housing units to avoidfreestanding structures.

Materials and ComponentsMaterials have been chosen tominimise the environmental impact,are from sustainable sources and arelocally sourced where possible to cuttransportation costs. The dwellingsare built of twin frame timberconstruction (low embodied energy),avoiding the use of aluminium,concrete/cement and plastics, andusing natural materials whereverpossible. Super insulation (350mm inroofs, 300m in walls), triple-glazedwindows and high performance doorsare used to reduce heat loss. Internalwalls made from special highinsulation heat-retaining board allowthe properties to be moisturepermeable while remaining airtight.

Health and Well BeingThe buildings are designed to achievehealthy environments by carefulselection of materials (e.g. non toxic),and healthy design principles (e.g.avoidance of dust mites, adequateday lighting, thermal comfort andadequate ventilation). Advice hasbeen provided to residents on howbest to benefit from the many specialfeatures in their homes. For example,an information leaflet explains whyorganic paints should be used in anyfuture redecoration to preserve thewalls' 'breathe-ability', and it also setsout how the housing association ismaking arrangements to provideorganic paints at competitive prices.

Energy EfficiencyThe buildings and site layout havebeen designed to deliver very highenergy efficiency standards, reducingCO2 emissions and providingaffordable warmth. Heating, hot waterand electrical loads have beenminimised by passive designtechniques that contribute to thelayout of the development. Flat platesolar collectors have been integratedinto the roofs.

Water EfficiencyThe design delivers high waterefficiency standards and affordablewater using water-saving appliancesand rainwater collection. Storm waterrun-off is controlled using asustainable urban drainage system.Rainwater is collected from roofs andused to flush WCs and for gardentaps. The remaining roof and pavedarea runs off directly to soakaways.

Local EcologyThe design provides for wildlifehabitats, micro-climatic design, naturaldrainage, and minimum road and hardsurfaces. The nature conservationobjectives are set out in the DistrictCouncil's Biodiversity Action Plan.

CostThe overall cost for the developmentwas £3.5 million.

ContactMalcolm Tester, Devon and Cornwall HousingAssociationT. 01392 8144422E. malcolm.tester@dcha.co.uk

What are the benefits?

EcoHomes is a tried and tested environmental standard forhousing. The standard acts as a label, advertising to yourresidents not only your commitment to sustainability throughreduced environmental impact and improved quality of life,but also the credentials of the home. In 2005 almost 150013

developments (both housing association and private)achieved an EcoHomes rating, this equates to approximately40,000 units.

By building or refurbishing homes to a better environmentalstandard, developers, housing associations and residentscan expect to achieve a range of benefits. The greatestbenefits can be achieved through addressing EcoHomesprinciples at the start of the design process, and throughdetailed specification.

Potential benefits are:

• Reduced running costs through energy and waterefficiency;

• Achieving affordable warmth for residents;

• Demonstrating a sustainability commitment to partneringorganisations, residents, communities and fundingbodies;

• Supporting a healthy and comfortable internalenvironment;

• Increased levels of resident satisfaction;

• Reduced maintenance costs;

• Developing housing that out-performs market housingand could improve the reputation of an organisation; and

• Developing homes that reduce reliance on private carownership.

The Housing Corporation's 2006-8 Investment Programme14

sees funding being opened up to private developers for thefirst time. Any developers accessing this funding will besubject to the same requirements as housing associations,and will therefore need to build to EcoHomes Very Good.EcoHomes is not completely new territory for developers,with the Government encouraging voluntary take up. Thereis evidence of a shift in take up of EcoHomes and moresustainable ideals in the work that the WWF One MillionSustainable Homes campaign has been doing with InsightInvestment. They have published a second benchmarkreport assessing how well UK house-builders manage andreport on sustainability issues. The report ‘Investing inSustainability’15 looks at 12 UK house-builders quoted onthe FTSE All Share, together accounting for 41% of allhousing units completed in the UK in 2004. All 12companies studied substantially improved their performancesince the first report was published in January 2004.

What does the Housing Corporation require?

The Housing Corporation has required an EcoHomes ratingon all its funded new housing since 2003. The ratingrequired, from the initial Pass, has increased year on year.From April 2006 the Housing Corporation will require allassociations to achieve a Very Good rating on any new buildscheme receiving finance through the National AffordableHousing Programme. It is estimated that 70,000 affordablehomes will be created through this multi-billion pound 2006-08 investment programme.

10 www.sustainablehomes.co.uk

Why is EcoHomes important?2

13 BRE 200514 The National Affordable Housing Programme (NAHP) 2006-08.15 Investing in Sustainability: Progress and performance among the UK's listed house builders - revisited, WWF One Million Sustainable Homes Campaign and Insight

Investment, September 2005.

11

Code for Sustainable Homes16

This section summarises the Code and how bodies receivingfunding from the Housing Corporation can transition to theCode. The Corporation requires EcoHomes Very Good forhomes built with funding from the 2006-08 funding round.

At time of writing, a draft Code for Sustainable Buildings,now titled the Code for Sustainable Homes, was beingconsulted on. The final Code and a guidance manual will belaunched in April 2006. From this time the Government willrequire all new homes receiving Government funding to meetthe Code, and all local authorities will be encouraged toapply similar standards for private homes. However forCorporation funded homes in the 2006-08 NationalAffordable Housing Programme, satisfying the EcoHomesVery Good criteria will be deemed to comply with the Code.

It is proposed that the Code will be a partnership betweenODPM and the BRE Trust, a registered charity. The draftCode, like EcoHomes, aims to further increase standardsover and above building regulations.

There will be no exact read-across between the Code andEcoHomes. The Code will have a five star rating system forhomes on energy efficiency and environmental sustainability,which will easily translate to homebuyers. The levels will bedefined by a scoring system, which adds up to a hundredpoints. The first star rating will be higher than buildingregulations, with the highest star rating requiring cutting edgetechnology to achieve carbon neutral development.

The Code will comprise six compulsory elements:

1. Energy efficiency in the fabric of the building andappliances in the building.

2. Water efficiency.3. Surface water management.4. Site waste management.5. Household waste management.6. Use of materials.

Minimum standards will be set for each essential element.Additional elements, such as Lifetime Homes17 and higherday lighting standards, may be required to achieve the higherstar ratings. Like EcoHomes, licensed assessors will beused to evaluate compliance with the Code. New publiclyfunded homes, including those of the Housing Corporation,will be expected to achieve a three star rating, which willapproximate to EcoHomes Very Good. Where any homehas already been commissioned, or is in prospect, thisshould comply with EcoHomes, and for a transitional period,satisfying the EcoHomes criteria will be deemed to complywith the Code.

For further information on the Code please seewww.odpm.gov.uk.

How does EcoHomes fit with otherrequirements?

EcoHomes complements several of the other systems andstandards that associations need to comply with. Itincorporates the Standard Assessment Procedure (SAP),which is currently used to measure the thermal performanceof homes. It also complements Housing Quality Indicators(HQIs)18, and in achieving EcoHomes, associations can meetHQIs for sustainability. Housing associations are alsorequired to commit to continuous improvement of thestandard and quality of new homes through the ConstructionClients' Charter19. Achieving EcoHomes can form part ofthe action plan that is required. It has been developed tosupport organisations committed to the continuousimprovement of their environmental performance as skills,expertise and funding sources develop over time.EcoHomes is reviewed on an annual basis to ensure that it isa robust and far-reaching standard. Part of this reviewensures that any relevant legislation is incorporated,particularly Building Regulations, to ensure that the standardgoes beyond just what is required.

16 Proposals for introducing a Code for Sustainable Homes - a consultation paper, ODPM, December 2005.17 Lifetime Homes, Habinteg Housing Association, Helen Hamlyn Foundation and the Joseph Rowntree Foundation, 1992. www.lifetimehomes.org.uk18 Housing Quality Indicators, developed by DECTW in 1996, commissioned by ODPM/Housing Corporation.19 Construction Clients Charter, October 2001. A database of registered clients can be viewed at www.clientsuccess.org.uk

As the requirement for EcoHomes ratings increases, morethought and effort is required to achieve them. Most SDSdesigned schemes will achieve a Pass rating, whereas Goodrequires more effort and expense. Consequently a VeryGood rating needs additional expense and an approach thatis site specific. All this needs to be done in a climate of costefficiency, therefore it is recognised that associations needsupport in reconciling the two issues. To support housingassociations and private developers meet this standard,Sustainable Homes developed the EcoHomes SupportProgramme on behalf of the Housing Corporation.

The programme consisted of a series of action-learningseminars for housing associations, private developers andtheir design partners, which ran from June - December2005. This guide forms the key output of the programme,and is primarily based on the learning and issues thatemerged from the seminars. It also incorporates the finalresearch on costings from consultants Cyril Sweett.

A survey of housing associations and developers building toEcoHomes formed a starting point of some of the key issuesfor achieving Very Good. The survey aimed to ascertain thebarriers for achieving EcoHomes compliance. The keybarrier was seen to be a lack of an established supply chainfor procuring the products necessary for compliance (63% ofrespondents). This was closely followed by the requirementsfor EcoHomes not being included in the specification, andlack of advice at an early stage in the development (both50%). Therefore, whilst cost efficiency is no doubt achallenging element of EcoHomes (25% of respondents),process is emerging as the main barrier to compliance.

This research also formed the basis of the SustainableHomes guide - 'EcoHomes: Eight Steps to Efficiency'20,published in 2005, which recommended the key steps toovercoming the barriers of EcoHomes compliance:

1. Clarify your corporate goals and strategy - embed theprinciples of EcoHomes in your organisation's ethos.

2. Include EcoHomes from the start - planning ahead isessential.

3. Undertake a skills review - what you have, what youlack, and how you plan to fill the gap.

4. Choose your assessor carefully - a key member of theproject team.

5. Specification and contract - communicate what yourequire.

6. Help those you work with source the products -establish a robust supply chain.

7. Communicate for success - keep everyone in theproject team informed.

8. Communicate successfully to residents - educate theend user.

These are elements that we have echoed and expanded onthrough the course of this guide. 'Eight Steps' was verymuch the beginning of this process and prompted therealisation that associations and their partners would requireextra support in meeting an increased EcoHomes rating.

12 www.sustainablehomes.co.uk

Background to EcoHomes Support Programme (ESP)3

20 EcoHomes - Eight Steps to Efficiency, Sustainable Homes, 2005.

13

CASE STUDY:The Evergreens, Drum Housing Association

Rating - Very Good*

Scheme Summary The Evergreens is the re-development of adisused brownfield garage site in EastHampshire, and comprises three newhomes to provide affordable rentedhousing for local families. They have beenbuilt as an example of innovation and goodenvironmental practice, and have beensensitively designed to blend with the localsurroundings. The homes were openedon 12 April 2005.

* While the scheme achieved an EcoHomes Very Goodrating, when the new Part L of the Building Regulationscome into effect in 2006, heat pump technology andmore expansive areas of solar panel will for the first timebe able to be properly modelled within SAPcalculations. Had this been the case when the schemewas assessed, additional credits would have beenachieved that would have pushed the project towardsan Excellent rating. As the system incorporates heatpump technology, the opportunity exists in the future toupgrade the system to provide comfort cooling to thehomes by operating the Heat Pump in reverse via anadditional cooling distribution network. With theincreasing use of low thermal mass buildings, affordablecooling could be an important requirement in the future.

Achieving EcoHomesThe design ethos was to provide housingof low environmental impact. A broadrange of innovative and 'green' features areincluded and a common feature is theavoidance of plastic/UPVc. Many of theproducts are sourced via Bioregional's'One Planet Products'21 scheme. Asummary of components is as follows:

Timber frame - The walls, roof and firstfloor are timber frame construction usingtimber from sustainably managed sources,and are highly insulated.Cladding - to the front and rear elevationsat first floor level is FSC Western RedCedar sourced from Wales. Windows & doors - FSC timber windowsby 'Bereco' with extremely highly insulatedsealed units. The sustainable timber doorshave an insulated core.Low energy lighting - The entire internaland external lighting comprises dedicatedlow energy design using CFLs.Rainwater goods - Swedish galvanisedsteel guttering and down pipes, recycledplastic water butts for harvesting rainwaterand innovative low-level leaf collector.

Low water demand appliances - Dualflush WC's, showers and flow restrictors totaps.'Green' floor coverings - NaturalMarmoleum used in wet areas as analternative to Vinyl.Home office - Facilities to allow workingfrom home.Cycle storage - Dedicated storage ingarden sheds.Recycling facilities - Internal and externalrecycling bins, garden-composting facilities.Wildlife - Bird and bat boxes in gardens

Local EnvironmentThe site is conveniently located for a widerange of amenities - shops; a leisurecentre; schools; pub; chemist; post office;community hall; and a health centre are alllocated within a mile of the site and can besafely reached on foot. A frequent busservice is available within a couple ofminutes walk, providing a link to localrailway stations. The site is adjacent to alarge pine evergreen wooded area allowingwalking and visual amenity.

EnergyA key feature of The Evergreens is the useof a solar thermal heating systemdeveloped by Sunergy Limited. This is thefirst time that the system has been usedfor housing, delivering space heating andhot water requirements to the new homes,which no other solar thermal system iscapable of providing. In effect, the entireroof of the new houses is transformed intoa giant liquid filled solar panel in thermalcontact with the atmosphere. The'Sunergy' innovation centres on a uniqueexpansive energy collector with heat pumptechnology, which is capable of harvestingan abundance of free renewable energy,making for low carbon affordable warmth.Unlike traditional solar panels, the Sunergysystem not only collects heat by solarradiation, but also absorbs free heat fromthe ambient external air temperature byworking on temperature differentials. As aresult, the system is capable of workingwhen cloudy or sunny, both day and nightthroughout the year and is not sensitive toorientation.

The Sunergy system provides severalbenefits: as a low carbon technology, up to75% CO2 reductions can be achieved

against conventional heating systems thatuse fossil fuels. The 25% emissions areattributed to the electricity consumed bythe heat pump. If this is met by on siteelectrical generation from renewables, thenthe system would be carbon neutral andprovide zero running costs to the resident.It also provides affordable warmth withextremely low running costs.

In November 2005, The Evergreens wonthe SEEDA, GOSE and the South EastRegional Assembly award for the bestintegration of renewable energy technologyin a community development project, andwas also runner up in the Hampshire andIsle of Wight Sustainable Business Awards.

CostThe cost of delivering the project was£394,000 for the three units includingsupply and installation of the Sunergyinnovation, which was supported by theClear Skies22 community grant programmefor renewable energy.

As this was the first time that the Sunergyinnovation had been used in conjunctionwith housing anywhere in the world, thecosts of its provision were high. It wouldhave been possible to achieve the VeryGood rating at a lower cost, however theopportunity was taken to showcase a newlow carbon solution for heating homes.

Lessons LearnedIt is imperative that when a technologysuch as Sunergy is proposed that it isconsidered at the earliest possible stage inthe design process. A strong partnershipteam worked well together, and weredetermined to make the project a success.Lessons have been learned from ourinstallation experiences at The Evergreensthat will make the installation of the nextSunergy systems easier. Including thecommunity in the project and promotingthe technology to them and the widersector worked well. Residents need to becarefully briefed regarding new technologyand its use. The provision of energymonitoring equipment is essential.

ContactPaul Ciniglio, Innovation & Environmental Manager, Drum Housing AssociationT. 01730 403055E. pciniglio@drumhsg.co.uk

21 One Planet Products, BioRegional and WWF, 2004. www.oneplanetproducts.co.uk22 Clear Skies Renewable Energy Grant, funded by DTI and managed by BRE. For more information see www.clear-skies.org

This chapter provides comment on how a Very Good rating, orbetter, might be achieved. In part it is a summary of previoussections with added detail and prompts. Familiarising yourselfwith the Pre Assessment Estimator at this point is alsosuggested. Equally important is a good technical overview ofbuilding construction and performance.

The seven sections of EcoHomes, together with their sub-sections, are:

Energy

Credits availableEne 1 CO2 emissions 10Ene 2 Building envelope 5Ene 3 Provision of drying space 1Ene 4 Provision of eco-labelled goods 2Ene 5 Provision of low energy lighting 2

Comment: This section seeks to minimize the amount ofcarbon emissions through the design and specification of thebuilding envelope and through the lighting, heating systemsand appliances used in the building. The assessor will useBRE calculation tools based on the SAP rating for spaceheating and hot water, plus that generated from lighting andappliances. The Pre Assessment Estimator provides asummary of the credits available against emissionperformance. In respect of improvements to the fabric of thebuilding, credits can be maximized by improving levels ofinsulation to the roof, walls, doors, floors and the performanceof the windows: the 'U' Value. Again BRE provides acalculation tool for measuring improvement over the average'U' Value.

In respect of Ene 3 - 5, these items offer cost effective eco-credits by being included in the specification. The provision ofa drying space can help reduce the use of tumble dryers. If anindoor provision, the area must be well ventilated and clothesdrying must not compromise the main use of the space inwhich it is included. In respect of white goods, these are notusually specified in general needs social housing, but if theyare, (e.g. supported housing), credits can be achieved forspecifying 'A' rated fridges and freezers, washing machinesetc. Where white goods are not provided, advice to theresident regarding 'A' rated products can secure oneadditional credit. In respect of lighting, all external lightingneeds to accommodate compact fluorescent luminaries(CFLs) or fluorescent strips only. Security lighting should befitted with controls to automatically switch on and off toprevent consumption during daylight hours.

Prompt: Ene 1 & 2 offer ten and five credits respectively. Fora Very Good rating, projects should be looking for at least sixCO2 credits and three fabric credits. 10% of energy comingfrom a renewable source will also improve credits.

Transport

Credits availableTra 1 Public transport 2Tra 2 Cycle storage 2Tra 3 Local amenities 3Tra 4 Home office facilities 1

Comment: This section aims to minimize the amount ofpollution produced by cars and encourage lifestyle change. Inrespect of public transport, EcoHomes provides a distinctionbetween urban and rural locations but because the credits arelocation specific there is little that can be done to improvecredits, unless influence can be exerted over new bus routesand the location of post boxes.

The provision of cycle storage aims to encourage additionalcycling, but note that the size of the shed and access to it arekey. Local amenities will generally be fixed although, especiallyin rural communities, developers and associations have beenable to influence a change in amenities e.g. the establishmentof a new shop/post office. The inclusion of home officefacilities (the provision of two double plug sockets and twotelephone points in a room other than the kitchen, living room,main bedroom or bathroom) is a further cost effective meansto support home-based working and the use of ICT.

Prompt: In respect of public transport and local amenities it isimportant to obtain this information early. This allows theassessor to advise on the credits to be targeted elsewhere inthe development.

Pollution

Credits availablePol 1 Zero ozone depletion and global

warming potential 3Pol 2 Low nitrous oxide (NOx) emissions 2Pol 3 Reduction of surface run-off 2Pol 4 Zero emission energy sources 1

Comment: EcoHomes seeks to reduce the amount ofpollutants that are often associated with building materials andproducts. Insulation materials in particular have a key rolehere. Most CFCs are already banned and most HCFCs havebeen banned in insulating products. The Green Guide toHousing Specification23 provides advice on materials andcomponents. In respect of low NOx emitting boilers, theassessor will look for specification details from a supplier alongwith proof of order/receipt. The same applies to the order forinsulating materials.

14 www.sustainablehomes.co.uk

EcoHomes Very Good and above - the practicalities4

23 The Green Guide to Housing Specification, J. Anderson & N. Howard, 1 April 2000, BRE.

15

CASE STUDY:Sherwood Avenue, Cheadle Hulme - Equity Housing Association

Rating - Excellent

Scheme Summary In partnership with Stockport Council,TADW Architects, and S.A.Developments, Equity HousingAssociation has developed a three-bedroom dormer bungalowincorporating principles ofsustainability and energy efficiency.The unit was built on the site of a1960s prefabricated bungalow and isthe first eco-home in the Borough.The scheme was a pilot to test thepracticality of environmentally friendlyhouse building and had three mainaims, to:

• Provide a property that has agreatly reduced energyrequirement, and minimal impacton the environment in terms ofmaterials used and the productionof carbon emissions and wastethroughout use;

• Provide an affordable to run rentalproperty; and

• Demonstrate the practicalapplication of sustainableconstruction methods to otherinvestors and developers.

Initially the plans included 'grey water'recycling and radically newconstruction techniques, howeverafter further research and detailedcostings, a more conservativeapproach was taken. The brief aimedto provide a dwelling with a SAP ratingat least 25% above the HousingCorporation's recommended level.Practical completion of the projectwas achieved on 30 January 2004.

Achieving EcoHomesThe scheme was procured via anegotiated design and build route. Astandard timber frame was utilised forthe structure, procured from a localsupplier. Confirmations were obtainedthat the timber used both for theframe and for the windows were fromsustainable sources. A high efficiency,low NOx emissions gas firedcondensing boiler was installed toprovide heating and hot water,supplemented by a Nuaire Sunwarmpassive solar panel system. Thesystem comprises a large plenumchamber, fans, solar panels and alarge hot water cylinder linked to thetraditional boiler. The Nuaire Sunwarmsystem was chosen from amongst anumber of systems providing solarheated hot water. The attractivenessof this system being that it providedwarm air in addition to hot water anda remote monitoring system to enabletemperature data to be collected.Other features of the home includeargon filled double-glazing; rainwatercollection butts for use on the garden;and bicycle and recycling stores.Achieving a very high SAP rating, andEcoHomes Excellent, were verysatisfying results.

CostThe total cost of the bungalow,including design fees, was £115,000.

Lessons LearnedEquity Housing Association considersthat whilst the project was aworthwhile experiment and has had awonderful impact on the resident andher family's life, it was not economic inthe format constructed. TheEcoHomes project has beeninteresting but very expensive toconstruct. This is mainly due to itsone-off nature and the lack ofeconomies of scale, especially inrespect of the timber frame. Whilstthis form of construction is highlyinsulated it is costly to design forsingle dwellings.

Initially the development intended toachieve at least a Good, preferably aVery Good, rating. The EcoHomesassessor was instrumental indetermining that Very Good would beachieved, and that with some furthereffort and clarification an Excellentrating could be awarded.

The residents' feedback has been verypositive, with increased awareness ofenergy and other resource efficiency.In addition, health and well-beingbenefits have included lesscondensation than was experienced intheir previous property, and theresident's daughter being less proneto asthma attacks.

ContactChris Ambrose, Contracts Manager, Equity Housing AssociationT. 0161 486 9911E.chrisa@equityhousing.co.uk

Prompt: One credit is available if at least 10% of either theheat (space and hot water) demand or the non-heatingdemand within the development is provided from localrenewable energy sources. A development may require aproportion of renewables e.g. photovoltaics, wind, combinedheat and power (CHP) or similar. Planning authorities areincreasingly requiring a mandatory level of renewables, and thisis likely to be extended over time. The key is to maximize theperformance of the building fabric prior to the consideration oflow/zero carbon technologies such as micro CHP, solarcollectors or wind sources.

Materials

Credits availableMat 1 Timber - basic 6Mat 2 Timber - finishing 3Mat 3 Recycling facilities 6Mat 4 Green Guide ratings 16

Comment: This section focuses on the use of naturalresources during construction, building use and the whole lifeof the building. It considers waste materials duringconstruction and promotes the recycling of household wasteby residents.

The specification of sustainable timber is essentially a supplychain issue. Suppliers are increasingly providing timber frommanaged sources and the assessor will look for certification ofthe construction and finishing timber. Different credits areavailable depending on the percentage of certified timberused. For more advice contact the assessor or download theBRE's Guidance on EcoHomes24 for an update oncertification requirements. The Green Guide to HousingSpecification provides advice on 'A' rated materials that willearn credits.

Prompt: Re-used timber or timber from pre and post-consumer waste streams can also achieve credits.

The development should be looking for at least ten creditsfrom the maximum 16 available for materials sourced via theGreen Guide. Internal recycling facilities are a cost effectiveitem and will generally need to be targeted as essential creditsto secure a Very Good rating. It is also essential to liaise withthe relevant local authority on the extent and coverage of thelocal recycling scheme and facilities provided.

Water

Credits availableWat 1 Internal water use 5Wat 2 External water use 2

Comment: Water consumption has risen by over 70% in thelast 30 years. Credits are available for reducing waterconsumption by specifying water efficient appliances andfittings (for a Very Good rating) and introducing rainwater orgrey-water systems and butts (for an Excellent rating). Theassessor will look at a calculation related to waterconsumption of less than 45-40m2 per bed space per year.

Prompt: Consider linking this section with Pol 3 roof run-offattenuation systems.

Land use and ecology

Credits availableEco 1 Ecological value of site 1Eco 2 Ecological enhancement 1Eco 3 Protection of ecological features 1Eco 4 Change of ecological value of site 4Eco 5 Building footprint 2

Comment: These elements seek to reduce the negativeenvironmental impacts on the amount and quality of landbeing used for development. Generally, to secure a VeryGood or Excellent rating, the assessor will look to see anecological study of the site by an eco-consultant. They willlook for the protection of ecological features on the site duringand after construction, and improvements in the ecologicalvalue of the site. Eco 5 encourages the more effective use ofland through building above two storeys.

Prompt: This is an early design issue. It might be worthcontacting the local authority to see if a survey has alreadybeen carried out.

Health and well-being

Credits availableHea 1 Day-lighting 3Hea 2 Sound insulation 4Hea 3 Private space 1

Comment: These elements focus on the benefits that can bedesigned into a home to improve the quality of life forresidents. Hea 1 is an early design issue to ensure theoptimum credits for day lighting. The aim is to reduce energyconsumption and cost in use supporting passive solar gain.The assessor will need to undertake calculations to determinelevels of natural lighting against British Standards. Sound testsare necessary to secure credits for Hea 2 rather than relianceon robust standard details. The assessor will be able to advisethe developer on the level of testing required. In respect ofHea 3, access is a minimum requirement of SDS and this alsoachieves EcoHomes credits.

It may be that robust standard details of Building Regulationswill not achieve acoustic testing results.

Prompt: These are early design and calculation issues.Check with the assessor regarding current acoustic testrequirements.

16 www.sustainablehomes.co.uk

EcoHomes Very Good and above - the practicalities4

24 EcoHomes - The environmental Rating for Homes, The Guidance - www.ecohomes.org.

17

CASE STUDY:Glazier's Lane, Guildford; and Dartmouth Avenue, Woking - Greenoak Housing Association

Rating - Excellent

Scheme Summary Greenoak has undertaken two EcoHomesdevelopments. Glazier's Lane consists of12 semi-detached dwellings: 4 onebedroom; 6 two bedroom; 1 threebedroom; and 1 four bedroom for awheelchair user. Dartmouth Avenueconsists of 14 dwellings in three two-storeyterraces: 6 two bedroom; 5 threebedroom; and 3 four bedroom designedfor wheelchair users.

These two developments are the first of aprogramme that aims to create innovativeand desirable homes which:

• Test the limits of sustainability inconstruction and use;

• Are designed to EcoHomes Excellentand full Lifetime Homes standards;

• Are comfortable and convenient for all,plus adaptable to changing needs;

• Are 'future-proof' in allowing for newenergy sources and global warming;

• Will be economic to run and maintain;• Are cost effective to build and achieve

measured build quality;• Provide a high quality environment and

sense of place for residents; and• Create a 'model' for further evaluation,

development and replication.

Achieving EcoHomesThe design and specification of thedevelopment was based on best practicefor sustainable construction and extendsbeyond the scope of EcoHomes. Theapproach taken will maximise lifetimebuilding performance whilst minimising theenvironmental impacts of construction bothon and off-site. Notable features include:

• Closed panel timber-frame with highlevels of insulation to walls, floors androofs, airtight breathing wallconstruction and generous triple-glazed timber windows.

• Masonry construction has generallybeen avoided and pile foundationswithout ground beams employed.These reduce time and cost as well asthe amount of spoil.

• PVC-free specification throughoutusing galvanized steel gutters anddown pipes, linoleum floor finishes in

kitchens and bathrooms, low smokezero halogen cable insulation, claydrainage below ground, andpolyethylene above ground.

• Surface water is all disposed of on siteto reduce the load on the sewersystem and avoid the risk of flooding -roof drainage is to soakaways and theroads have porous block paving.

• Cross-wall construction with clear-spanI-beams and web joists providescomplete flexibility for internalarrangement and openings.

• Services are entirely accommodated inducts and voids to permit easy accessfor upgrading and renewal and helpachieve an airtight construction byavoiding penetrations in the vapourcontrol layers.

• Mezzanine platforms make use of extraspace below the warm roof panels,which form bedroom ceilings.

• Tested airtight shell delivered by timberframe sub-contractor and tested againafter the installation of services toensure effective sealing. The homesachieve around 1.5m3/m2/hr, whichcompares with the future BuildingRegulations standard of 10m3/m2 hr.

• Post-completion sound testing alsodemonstrated performance up to10dB better than standard.

• Improved air quality is provided bywhole house/heat recovery ventilationsystems that provide fresh aircontinuously day and night.

• Potentially hazardous products areavoided by using formaldehyde-freeboard products and natural paints,stains and floor finishes.

• Waste minimisation throughrationalised design, on-site wastemanagement and recycled demolitionmaterials on brownfield sites.

It has not proved viable to use on-siterenewable energy sources. Howeverallowance has been made for these to beincorporated as circumstances change.Although gas fired heating has beenincluded, this was principally driven by theneed for affordable domestic hot water. Itis expected that little use will be made ofthis for space heating. It is not expectedthat condensing gas boilers will bereplaced in these homes in 10-15 yearstime. Experience of residents in use will

inform the approach, which may includefor example, CHP and solar hot water.

Both schemes are in sustainable locations.Cycle stores are provided to the front ofhouses to encourage their easy use. Bothsites benefit from recycling schemes tocomplement segregated domestic wastestorage. Although the Guildforddevelopment is in a rural location, it isserved by mains gas and public transport.

CostDartmouth Avenue build cost - £1,309/m2.Glazier's Lane build cost - £1,590/m2

Lessons Learned• The energy consultant was employed

from the outset to guide the energystrategy.

• Key supply chain members wereidentified early and considerableemphasis was placed on qualitytesting.

• Care was taken to employ a generalcontractor who identified with the aimof producing a project with minimumenvironmental impacts.

• The crucial importance for successwas the early integration ofsustainability in the design.

• All sub-contractors need to identifywith the aims of sustainableconstruction in order that thenecessary care is taken overconstruction and specification.

• There is a need for training on site toachieve an airtight construction.

• Particular difficulties were identified as:- The weak market in timber frame

contractors interested, or able, toproduce high-performance quality-tested units.

- Sourcing sustainable and slightlyunusual materials.

- Sourcing high performanceelements locally, such as joinery,ventilation, and sanitary goods.

Further informationGreenoak Housing AssociationT. 01483 747900E. info@greenoakha.org

Review of the design brief

The positioning research commissioned by SustainableHomes suggested that, when reviewing their design briefs,only 50% of associations had specifically reviewed their brief toachieve the signalled move to EcoHomes Very Good. Thiswas reflected in the anecdotal evidence that emerged from theESP regional events. In part, associations had relied onconsultants to drive their progress on EcoHomes. Otherfeedback suggested that, although there had been initialinvestment in EcoHomes training, ongoing investment hadbeen limited for development staff in respect of EcoHomes.During these events, two different methods were employed toprompt design reviews specific to achieving a Very Goodrating.

The first was to use the EcoHomes Pre Assessment Checklistto increase understanding of the elemental approach toEcoHomes ratings and the credits available under eachsection. A copy of the 2005 checklist is provided in theAppendix as an illustration of the use of this simple tool. Thisis reviewed annually (please see www.ecohomes.org for themost up to date version).

The second was to take a model design brief and comparethe specification for a Good rating and explore theelements/additional requirements needed to take the rating toVery Good. The additional requirements were thencategorised into nil cost, low cost and high cost items.

Typically, the questions posed were:

Where are you now?Where do you need to be?What do you need to get there?What do you need to commit to in order to achieve this?

Feedback from the ESP events suggested these approacheswere particularly useful in extending the knowledge of thoseattending. They also helped development teams to begin toinfluence their organisation's corporate understanding ofEcoHomes.

The other key message regarding design brief review was thatthe design brief should feed into the specific development briefalongside the earliest possible appointment of an EcoHomesAssessor. At the launch of ESP in June 2005, assessors wereadvising that they were still being asked to assess schemesclose to or after completion. The nature of the Very Goodrating makes this impossible.

The EcoHomes Assessor

The approach to appointing assessors fell into two camps:the development and training of internal staff; and theappointment of external assessors. Several internal assessorsreviewed their position during the ESP events, and suggestedthat attention be given to the frequency of their involvementwith schemes and often their dual role of internal assessor anddevelopment officer. The message being that initial trainingwas not maintained and their skills were under-utilised anddiminished.

Influencing the supply chain

Research undertaken by Sustainable Homes confirmed this asthe primary obstacle to achieving EcoHomes Very Good.Anecdotal evidence at the regional events confirmed this.Development teams found wide-ranging disparities in theknowledge and understanding of EcoHomes across thehouse-building industry. They cited planning authoritiesbeginning to specify EcoHomes ratings without understandingthe scheme; through to consultants and contractors havingonly limited or zero knowledge of the scheme; and the limitedavailability of certified products and materials.

The Housing Corporation had earlier acknowledged that itsmove to Very Good compliance was to ensure that publicinvestment was being used to bring forward sustainablebuildings in the social housing sector, and to influence thewider house-building industry.

Private developers will also have experience of building toEcoHomes through dealing with housing associations onSection 106 sites. The benefits for developers in usingEcoHomes are to:

• Demonstrate sustainability credentials to local authorities,investors and consumers;

• Add value and benchmark performance againstcompetitors;

• Improve environmental performance as part of acommitment to Corporate Social Responsibility;

• Improve their understanding of environmental issues;

• Meet aspirations of the Government's SustainableCommunities Plan; and,

• Help improve the skills base and drive costs down.

However, through feedback from the regional sessions, it hasbecome apparent that many associations are encounteringproblems in achieving EcoHomes on Section 106 sites. Anunderlying theme of EcoHomes is to start planning early in thedevelopment process. However this is not often possible onSection 106 sites, where associations may become involved ata later stage in the process, or have little influence on thedesign and build of the scheme. This has been fed back tothe Housing Corporation, which is taking this issue up withODPM and other relevant planning bodies.

18 www.sustainablehomes.co.uk

The messages from ESP5

19

CASE STUDY:Medbourne 5, Milton Keynes - Midsummer Housing Association

Rating - Excellent

Scheme Summary Medbourne 5 is a £10.5 milliondevelopment in west Milton Keynes,completed in September 2005. Thescheme comprises 65 one and twobedroom apartments, and two andthree bedroom houses for sharedownership (35 allocated for keyworkers), and 20 two-bedroomapartments and three bedroomhouses for rent. The developmentwas chosen as a demonstrationproject by English Partnerships, actingas an example of renewable andsustainable energy use, and receiveda commendation from NationalHomeBuilder Awards 2005 for 'MostInnovative Technology'. The schemewas designed by PRP Architects andconstructed by members ofMidsummer's strategic partnership,the Atlas project. The scheme wasdeveloped using Midsummer's owndesign brief, which has been carefullyevolved from previous projects,harnessing shared learning andpractical feedback from the AtlasProject partners and customers.

Achieving EcoHomes

Materials and ComponentsThe development incorporates threedifferent types of MMC (ModernMethods of Construction) for animproved quality of product, reducedcosts and increased efficiency forresidents. The MMC used were twodifferent types of PACE timber frame(Open Panel and Optima systems),and the Terrapin steel volumetric units.The volumetric system is made up ofstructural modules that have been fullydecorated and fitted out to an agreedspecification. The modules are thenstacked and fitted together to form ahousing complex or apartment block,up to five storeys high. Up to 35drawings are produced for eachmodule ensuring accuracy and a highlevel of efficiency, with wastedramatically reduced. Soundproofingand insulation are better thantraditional build due to the modularmethod of construction.

The PACE Optima system provides adegree of design flexibility aroundsome core system design rules,allowing clients to use their owndesign, but also providing standardhouse types. The system is designedto exceed current Building Regulationsfor acoustic and thermal performance.Both PACE and Terrapin are local toMilton Keynes, and by using localbuilding systems, Midsummer wasable to boost the local economy.Local labour and sub-contractorswere used on the developmentwherever possible.

Where it could, Midsummer avoidedthe use of quarry products, opting forrenewable and recycled productsinstead. Forest Stewardship Council(FSC) approved timber was used onthe whole site, and 'A' rated buildingmaterials from the Green Guide toHousing Specification were usedwhere possible. Waste on the sitewas carefully monitored and wasrecycled wherever possible.

Energy and WaterIn terms of energy efficiency, a solarthermal panel system wasincorporated into 12 of the houses,forming part of a full solar thermal andhouse ventilation system. This systemreduces energy consumption by 30%,benefiting the environment and savingmoney for residents. It is hoped that a'solar community' of residents will beformed as a result of this feature.Work will be undertaken by theAssociation to monitor the success ofthe system in its aim of reducing livingcosts for residents. All homes arefitted with super insulation,condensing boilers, and energyefficient lighting both internally andexternally. Reduced capacity toiletcisterns, showers over baths, waterbutts and aerated taps help reducethe consumption of water. Residentsare provided with guidelines on eco-labelled energy efficient white goods,so they are able to make informedchoices. They also receive writtenadvice on water usage and watereconomy.

Local EnvironmentAlong with the innovative design,landscaping has played an importantpart in the development, helping tocreate character and providing a well-balanced setting. The developmenthas been integrated with the existinglandscaping framework to give anoverall cohesion. Bird and bat boxeshave also been provided in thelandscaped surroundings. Cycleracks are provided as standard, toencourage reduced use of cars.

CostThe development cost an estimated£5.75 million. The additional cost perunit to achieve Excellent, with Pass asthe baseline, was £2,500.

Lessons Learned• EcoHomes needs to become part

of an organisation's culture andneeds buy-in at a senior level.

• It needs to be seen as more thana tick-box exercise.

• Look for quick wins, but also settargets for those points not soeasy to achieve.

• Visualise the benefits for the enduser, and provide information tothem so that they can optimise theenvironmental features.

• Get the EcoHomes assessor onboard early, and meet with thewhole project team.

• Challenge your assessor andcontractor to deliver what yourequire.

• Use the assessor for advice - itwas the assessor that spotted thatMedbourne was two credits awayfrom Excellent.

ContactJohn Kiely, Development Manager, Midsummer Housing AssociationT: 01908 544787john.kiely@midsummer.org

In July 2005, the BioRegional Development Group announcedits intention to launch One Planet Products later in the year.This is a member led procurement initiative to identify andsource environmentally friendly building products and materialsthat would conform to the certification requirements ofEcoHomes as well as bring volume to limited market products.For more information visit www.oneplanetproducts.com. Otherbuying consortia exist in the social housing sector, such asFusion 21; SHREC, and Buy4London.

Rural housing

During the Programme there was evidence presented thathighlighted the additional tensions in achieving a Very Goodrating in rural settings, especially on exception sites. Typicallythese are smaller sites, often brought forward by local buildersand present more of a challenge in securing location credits.The cost differential in rural off-gas locations is drawn out in theCyril Sweett findings, although these are based on a 750-unitdevelopment. Much smaller unit developments and theawareness of smaller contractors were identified as a majorhurdle for rural providers.

Additional research and greater flexibility in EcoHomes locationcredits or the grant regime was called for. The HousingCorporation and Sustainable Homes have advocatedamendments to EcoHomes, such as the widening of thedefinition of local amenities.

Electricity and other fuel sources

Table 1 shows that dwellings using gas will inherently scorebetter than those using other fossil fuels, as the CO2 emissionsfrom gas are the lowest of all fossil fuels. EcoHomes penalisesgrid-sourced electricity and promotes renewables in line withnational energy efficiency and savings targets.

Table 1: Dwellings using gas -v- other types of fossilfuels (BRE)

*Wood can be considered a renewable source, especially if the wood is sourcedfrom coppicing. However, there are other environmental concerns with theburning of wood, which should be considered.

Contractors have increasingly driven down capital costs bypreferring electrical systems or as a mid-development variationin response to rising scheme costs. Again this is a particularissue for Section 106 schemes and has particular bearing bothon EcoHomes ratings and affordable warmth intentions.

Other areas for review/further consideration

The following self-explanatory issues were commonly raised atthe regional events and have been forwarded to the BRE forreview:

• Securing a Very Good rating at high land cost locations e.g.Central London.

• Applicability at high-rise and multi-storey plots/schemes.

• BRE energy weightings e.g. ceilings applied to innovativeCO2 saving new technology.

Fuel type CO2 emissionskg/GJ delivered

Electricity 139Domestic coke 108Domestic solid fuel 103Anthracite 89Domestic coal 81Fuel oil 78LPG 61OPG 58Natural gas 53Wood 0*

20 www.sustainablehomes.co.uk

The messages from ESP5

21

CASE STUDY:Broughton Square, Milton Keynes - Places for People Group

Rating - Excellent

Scheme Summary Broughton Square is a mixed tenure, high-density scheme within the EnglishPartnerships owned and master plannedBroughton Atterbury Grid Square. Thescheme comprises 130 units for privatesale, 30 units for shared ownership, 30units for affordable rent, 30 units for keyworker housing, and nine retail/commercialunits. The scheme started on site inMarch 2004 and is due to be completedby June 2006, with 75 affordable unitscompleted by March 2005. It is part of alarger development planned for the area tocreate a new economically and sociallymixed community of 1100 homes (30%affordable housing) accommodatingapproximately 2500 residents. Places forPeople spearheaded the £18.4 millionnew-build scheme, constructed byWillmott Dixon. The developmentdemonstrates sustainable housing on alarge scale, and was the first in MiltonKeynes to be awarded an EcoHomesExcellent rating.

Achieving EcoHomesIn achieving an Excellent rating, a number offeatures were incorporated into the designbrief, many of which have not been used inany other of the Group's past and presentschemes. In total, Broughton Square wasawarded 72 credits. Each element issummarised below:

EnergyThe SAP calculations for the schemeindicate very high levels of energy efficiency,with CO2 production of just 28.88 kg/m2/yr.Features that help to achieve this includesensor-triggered external lighting and low-energy lighting used internally throughout.There are also designated spaces for clothesdrying - external spaces for houses andinternal spaces in most flats. The schemealso met the requirements for eco-labelledgoods, despite there being differentrequirements for the private and affordableunits. For private, there is a specificationclause requiring 'A' rated appliances to bepurchased, while appropriate energyinformation is supplied to all residents inaffordable units.

Transport The scheme has been designed to be nomore than 250 metres from a bus stop atany point within the site, with appropriatefrequency of services. The design promotessustainable forms of transport withcommunal cycle storage provided for flats,and individual cycle sheds for houses. Thesite also benefits from sufficient localamenities within close proximity, including thedesignation of commercial space within thescheme.

PollutionAll units are provided with Class 5 low NOxburners, which have the lowest possiblelevels of NOx emissions. A sustainableurban drainage (SUD) system has beenincorporated into the design to handle thedischarge of surface water and to encouragewater reduction on site. This has particularsignificance for the prevention ofgroundwater pollution.

MaterialsAll timber came from recognised andcertified sustainable sources, with nohardwood used in the development. Allunits have been provided with a number ofcontainers to encourage separation ofrecyclable materials. The site also benefitsfrom a three-stream kerbside collectionoperated by the local council.

WaterDual flush WCs and spray taps are includedin the scheme design. Each unit has anaerated water supply, where additional air ismixed into water tanks, increasing thevolume whilst decreasing the actual quantityof water used. The total average waterconsumption is 46m2 per bed space peryear, based on specifications for all unitsbeing the same (bar inclusion/exclusion of adishwasher).

Local EcologyA credit was awarded for an ecologicalsurvey undertaken by environmentalconsultants. The site was found to be of lowecological value, which enabled many of theresulting requirements to be met, such asecological enhancement of the surroundingarea through adequate landscaping of openspaces, and protection of ecologicalfeatures.

CostThe Excellent rating was achieved at a totalextra cost of £345,049, equating toapproximately £1,568 per unit.

Lessons LearnedThe timber requirement proved difficult toachieve, due to the certification schemes fortimber origin being dependant on anunbroken chain of records for each stage ofprocessing, from forest to finished product.The issue is further complicated by the lackof competitive sources of certified timberproducts in the UK. Meeting therequirement is currently not considered to becost effective, and can be as high as £1,239extra per unit.

The health and well-being element proved tobe particularly difficult as compliance for eachrequirement was assessed on the basis ofeach individual unit, with credits awarded onthe basis of all or a large proportion of thescheme meeting the specified requirement.For example, no credits were awarded forprivate space, as many of the flats did nothave any. However the scheme designincorporates large windows for maximumsolar gain, with a number of units on the sitebenefiting from views of the sky, which wassufficient to gain credits for this particularrequirement.

An in-house EcoHomes assessor was usedon this development.

Overall, high EcoHomes ratings need notrequire drastic changes in approach orproject management.

Marketing EcoHomes on the site is currentlyan issue due to poor public knowledge andeducation on the importance ofenvironmentally sustainable housing.Associations have a role to play in this inproviding relevant information for residents.

ContactNicholas Doyle, Project Director, Places for People GroupT. 0845 604 4446E. nicholas.doyle@pfpgroup.co.uk

Introduction

A Very Good rating represents a score of at least 60 points,compared with the previous Housing Corporation minimumEcoHomes requirement of 48 points, i.e. a Good rating.

To alleviate concerns in the affordable housing sector that thecost of EcoHomes Very Good compliance might beunreasonable, Sustainable Homes commissioned Cyril Sweett,cost and sustainability consultants, to undertake a thoroughreview of the costs associated with each credit in threedifferent house types in a range of location scenarios.

The results of Cyril Sweett's work are set out in this chapter. Itshould be noted that the costs presented cannot provide a'definitive answer' as there are too many variances in howdevelopment is designed, procured and costed by housingassociations. The costs have been developed to act as usefulbenchmarks.

A verification exercise was undertaken to ensure that theresults of the EcoHomes cost analysis aligned with real andrecent costs experienced by housing associations.Sustainable Homes issued a questionnaire to housingassociations that asked respondents to quantify additionalcapital costs experienced when building to EcoHomesrequirements. Survey results were based on a sample of tenresponses, and were found to concur with Cyril Sweett'sanalysis.

House types

Three SDS-compliant house types were used in the study.These are presented in table 2.

Table 2: House types

* Costs are significantly higher than domestic house construction due to factorssuch as inclusion of lifts, services distribution and the use of steel framedconstruction. The greater variance is driven by the range of possible optionswithin key elements such as cladding, roofing and internal fit-out.

These three types of homes were considered to be arepresentative mix of current affordable housing provision.Consideration was also given to assessing housing built usingModern Methods of Construction (MMC), such as off-sitemanufactured panel systems; the use of which is set to rapidlyincrease in the housing sector. However, cost data on MMCproducts are particularly sensitive to economies of scale, andprices vary between manufacturers. In addition, thecomponents within the products vary significantly and theEcoHomes performance of one product would be unlikely toexactly equal that of another product, therefore results may nothave represented generic performance.

Locations

The location of the site plays an influential role in the costs ofEcoHomes compliance, as 14 of the total 89 credits availablewithin EcoHomes are directly attributable to location. Theseare:

• Access to public transport and public amenities;

• Reduction of run-off (drainage); and

• Site ecological value.

Further credits are also partially influenced by location, such asbuilding footprint (density of development), day lighting credits(influenced by the proximity of other buildings) and provision ofprivate external space. However, these credits were notgrouped with the location credits, as house type design is alsoa contributory factor to achieving these credits.

Five location options were reviewed for their likely impacts oncompliance costs. The detail of each of the five assumedscenarios is set out in Table 3 (pg 24). Assumptions representtypical experiences of a range of EcoHomes assessors andRSLs. The assumptions have been developed to act asbenchmarks only.Base cost/m2

Two-storey, two-bedroom semi-detachedhouse built with traditional brick & blockexternal walls.

£850-1050

2.5-storey (i.e. a bedroom in the roofspace) three-bedroom timber framed end-terrace house with brick and timbercladding façade.

£900-1100

Third floor two-bedroom corner apartmentwithin a three-storey steel framedapartment block with brick façade.

£1200-1600*

22 www.sustainablehomes.co.uk

The costs of EcoHomes compliance6

23

CASE STUDY:16 Carlton Drive, London - Servite Houses

Rating - Very Good

Scheme Summary This is a development of 22 environmentfriendly, shared-ownership apartments,which were opened in February 2005.Located in the heart of Putney, these oneand two bedroom apartments provide highquality housing at affordable prices for keyworkers, living and working aroundWandsworth. The contractors, SandwoodDesign, found it a challenge to bring'green' elements into the development andto remain within a low budget to keep thescheme affordable, however with a smallnumber of inexpensive changes were ableto achieve Very Good.

Achieving EcoHomesThe scheme incorporates a range ofenvironmental measures. One such featureis the scheme's 'green' roof, which isplanted with low-maintenance sedums,indigenous herbs and grasses.

Other eco-friendly measures include: spraytaps; dual flush toilets; recycling bins; waterbutts; low water requirement garden; use ofsustainable natural materials, includingbamboo floor coverings; and provision forworking at home.

The scheme is a car-free development, witha secure cycle shed and an innovativescheme that provides residents with low-cost eco-friendly transport. Servite havejoined forces with a new type of car rentalfirm called 'Streetcar' to provide residentswith their very own 'pay-as-you-go' car. Acar is available 24/7 which residents can hirefor as little as £4.95 per hour.

CostPlease note that a full cost analysis has notbeen carried out therefore these costs areindicative only.

Items provided to achieve Cost per Very Good dwelling £Enlarged cycle storage 242

'Green' roof 553

Water butts 3

Dual flush WC's 64

Flow restrictors to showers Nil

Indoor clothes dryers 25

Recycling bags 5

Rationel windows 800

Low energy light fittings 20

Additional sound testing 38

FSC timber for internal finishes N/A

EcoHomes Assessor's fee 100

Items that may be requiredEcological Consultant 70

Additional sockets and phone points 20

Total: 1940

An area that has not been costed yet is theamount of FSC timber used for finishes. FSCtimber generally carries a 10% surcharge,but this has not been calculated per unit.Had the development been built from timberframe, there would have been a largersurcharge, as the number of timber framecontractors that can guarantee the provisionof FSC timber is very small, and thereforethey can charge a higher rate.

Lessons LearnedThe EcoHomes rating system is not aquantifiable checklist as not all credits areavailable on all schemes, e.g. location andamenity factors. The main lesson learnedfrom this experience was that EcoHomesenhancements need to be designed into ascheme, rather than added into a buildingwhere the shell is complete. Items such asextra telephone points and sockets are easyand inexpensive to incorporate during theconstruction of the building, but are moredifficult to add in at later stages.

Using professional consultants, such as anecological consultant, have a benefit.Credits can be gained just by having the siteinspected and a report on its ecological statewritten, as it provides confirmation of therebeing no features worth protecting (if this isthe case), and provides advice on enhancedplanting and features, e.g. bat boxes. Theecological consultant can also use his ownsurvey of existing plants, rather than rely onthe species tables provided by EcoHomes.However this report may not be a low costoption - using a reputable company cancost around £1500.

One item that was expensive to provide, butdid not achieve many credits, was theBauder green roof. Providing the green layerof the roof cost approximately £12,000, butonly achieved one credit for reducing surfacerun-off. Alternatively the provision of extratelephone and television points would havecost about £450.

The association strongly feels that it is notpossible to place a figure on the amount itwould cost to ensure a development meetsthe Very Good standard, as not all sites anddevelopments will have the sameenvironmental factors, and the starting pointfor all clients and contractors is not thesame.

ContactDavid Campbell, Head of Home Ownership, Servite HousesT. 020 8307 3319E. davidc@servitehouses.org.uk

Summary cost tables

The three SDS-compliant house types were assessed forbaseline EcoHomes performance, and the additional costsassociated with all remaining outstanding EcoHomes creditswere determined.

The capital costs of each credit item include prelims, profits,overheads and contingencies. Costs were based on anumber of assumptions, notably:

• EcoHomes advice is sought early in the design processand solutions are implemented at the appropriate time,rather than retrofitted.

• Economies of scale can be achieved on standard items -we have assumed a procurement rate of 750 newaffordable homes/year

Having established the costs of each credit, the most cost-effective way of achieving Very Good compliance wascalculated. Summary results are presented in tables 4, 5and 6 (pg 26).

24 www.sustainablehomes.co.uk

The costs of EcoHomes compliance6

Table 3: Location scenarios

Scenario Credits awardedTotal EcoHomes

site-relatedweighted credits

No locationcredits None - an unlikely scenario, used as a 'control' 0

Rural on-gaslocation

Tra 1 0 credits for public transport accessibility

3.34

Tra 2 0 credits for local amenity accessibilityPol 3 0 credits for reduction in surface run-offEco1 0 credits for building on a site of low ecological valueEco 2 1 credit for following ecologist enhancement adviceEco 3 0 credits for not protecting ecological features (assumed tree felling etc inevitable)Eco 4 1 credit for minor loss of site ecological value

Rural off-gaslocation

Site conditions as those for rural 'on-gas', however rural off-gas sites score less energy andpollution credits as electric heating has worse environmental impacts that gas. 3.34

Urbanlocation

Tra 1 1 credit for being within 1000m of public transport node with frequent service

9.89

Tra 2 2 credits for being within 1000m of 5 local amenities with safe pedestrian pathwaysPol 3 0 credits for reduction in surface run-offEco1 1 credit for building on a site of low ecological valueEco 2 0 credits for following ecologist enhancement adviceEco 3 1 credit for protecting ecological features (assumed site has no features to protect)

Eco 4 2 of 4 available for change in site ecological value - zero change amounts to 2credits

All locationcredits

Again an unlikely scenario, used as a 'control'

14.64

Tra 1 2 credits for public transport accessibilityTra 2 3 credits for local amenity accessibilityPol 3 2 credits for reduction in surface run-offEco1 1 credit for building on a site of low ecological valueEco 2 1 credit for following ecologist enhancement adviceEco 3 1 credit for protecting ecological featuresEco 4 4 credits for significant enhancements in site ecological value

25

CASE STUDY:Station Crescent, Craven Arms - South Shropshire Housing Association

Rating - Excellent

Scheme Summary This is a 20 dwelling development inShropshire (7 x three bedroom homes,7 x two bedroom homes and 6 x twobedroom flats), completed in March2004. The project follows on from thedevelopment of a Sustainable BuildingPolicy developed by South ShropshireHousing Association. It is the firstdevelopment in Shropshire to achieveEcoHomes Excellent. The dwellingsare low energy, and super-insulatedwith passive solar energy collectedwithin solariums, delivering very lowenergy bills to residents. Eachdwelling has a 3.4m2 flat plate solarpanel, part funded by a grant from theClear Skies programme.

Achieving EcoHomesThe development is a gooddemonstration of the energy hierarchy,where efficiency is addressed first,with renewables used in addition toenergy efficient dwellings. To takeadvantage of passive solar heating, alldwellings are orientated towards thesouth. Passive solar energy iscaptured within solariums andprovides substantial energy savings tothe residents. Solariums are two-storey conservatories, which areshaded to avoid overheating in thesummer, but allow winter sun topenetrate and heat the space. Afurther innovation is the use of forcedair that takes heat from the solariumsin the winter to re-circulate it within thedwelling, and in the summer takescooler air from the north face of thebuildings to cool the dwelling. Theuse of solar panels on the roofprovides the residents with free hotwater generally between May andSeptember. Gas boilers provideadditional hot water during the springand autumn period, and provide

heating and hot water throughout therest of the year. The total solarcollector area is 67.9 m2 at a cost of£64,408. The Clear Skies Grantreceived was £32,204. The estimatedannual heat output over a 20-yearperiod is 927,514 kWh, with a lifetimeCO2 savings of 176 tonnes

The installation of 20 units of solar hotwater heating has a strategic contextwithin the association's carbonneutrality strategy. The associationadopted a Sustainable DevelopmentStrategy, and at the heart of this wasthe adoption of a carbon-basedapproach to the association'sbusiness, with the aim of achievingcarbon neutrality in both corporateactivities and residents' homes by2033. In this context, the solar panelsare a visible sign of the housingassociation's commitment to a lowcarbon future. Other areas wherecredits were gained include smallbedrooms that can be used as homeoffices; and showers, low capacitybaths and toilet cisterns thatcontribute to reducing water waste.Water butts are provided to collectrainwater for use in the garden.

The experience gained through thedevelopment of the SustainableDevelopment Strategy, the definitionand adoption of a climate changestrategy, and the successfulimplementation of solar technology,has led to the development of theShropshire Carbon Forum - a forumfor sharing ideas and experience,initially amongst social landlords, onhow to deliver low carbon housing in arural county.

CostThe total scheme costs were£1,791,445, equating to an averageunit cost of £89,572.

Lessons LearnedIt is a learning curve for both theassociation and residents in terms ofmeeting resident's aspirations andlifestyles, and combining these withmodern and sustainable methods ofconstruction, ensuring maintenanceand running costs are minimized.Regular contact, dialogue and informalworkshops helping residents tounderstand and make the most oftheir homes are critical.

ContactGeorge Stoyan, Development Manager, South Shropshire Housing AssociationT. 01584 - 877888E. george.stoyan@sshropsha.co.uk

26 www.sustainablehomes.co.uk

The costs of EcoHomes compliance6

Table 4: House type 1 (86m2 two storey brick & block) summary costs of compliance

* More information is needed about site issues, i.e. ecology, ground conditions etc and pursuing associated credits.

Table 5: House type 2 (115m2 2.5 storey timber frame) summary costs of compliance

* More information is needed about site issues, i.e. ecology, ground conditions etc and pursuing associated credits.

Table 6: House type 3 (3 storey steel frame apartment) summary costs of compliance

* More information is needed about site issues, i.e. ecology, ground conditions etc and pursuing associated credits.

Location scenarios

Zero locationcredits Rural off-gas Rural on-gas Urban All location

credits

Weighted locationcredits 0 3.34 3.34 9.89 14.64

Good(48 points) £128,050 £128,310 £127,770 £127,380 £127,300

Very Good(60 points) £132,440 £131,870 £130,020 £128,880 £128,050

Excellent(70 points)

More informationneeded*

More informationneeded*

More informationneeded* £133,720 £130,440

Location scenarios

Zero locationcredits Rural off-gas Rural on-gas Urban All location

credits

Weighted locationcredits 0 3.34 3.34 9.89 14.64

Good(48 points) £119,400 £119,300 £117,920 £117,280 £116,150

Very Good(60 points) £122,020 £121,420 £120,230 £119,470 £119,070

Excellent(70 points)

More informationneeded*

More informationneeded* £124,430 £122,020 £120,230

Location scenarios

Zero locationcredits Rural off-gas Rural on-gas Urban All location

credits

Weighted locationcredits 0 3.34 3.34 9.89 14.64

Good(48 points) £83,370 £83,240 £82,780 £81,750 £80,490

Very Good(60 points) £87,540 £86,740 £84,430 £83,730 £82,300

Excellent(70 points)

More informationneeded*

More informationneeded* £88,420 £86,070 £84,880

27

CASE STUDY:Groundwell, Swindon - Westlea HousingAssociation

CASE STUDY:Seldown, Poole - Western Challenge HousingAssociation

Rating - Very Good

Scheme Summary This is a development ofseven INTEGER25 homes innorth Swindon, completedin September 2003. All areaffordable homes for rentand are designed forfamilies. The homes weredeveloped in conjunctionwith Jephson Homes andSwindon Borough Councilwith funding from theHousing Corporation.

Achieving EcoHomesThe timber-frame homeswere constructed usingsustainable materialsincluding recycled rubbertiles on terrace areas; eco-friendly paints; recycledpaper insulation; galvanisedsteel gutters and clay drainsbelow ground - reducingthe amount of PVC used.The homes benefit fromsolar panels resulting inlower gas bills for residentsas well as continuous hotwater with faster flow rates.Water efficiency measuresin the homes includerainwater recycling, lowcapacity baths, and toiletswith dual inlet system(recycled rainwater/mainsbackup).

The homes are alsodesigned to allow maximumflexibility for the future,including space for a floorlift and a shower space onthe ground floor. There areabove-average floor areasand rooms in roof areas toreduce 'wasted' space.

Lessons LearnedAchieving Very Good shouldnot be viewed as just a 'tickbox' exercise.Maximise the number ofquick win credit points,such as lighting, ecolabelled goods, home officeand recycling.Weigh up the cost benefits,i.e. it is very expensive toincorporate renewables forone point - money may bebetter spent on improvingother areas.

ContactPhil Bowley, Asset Manager, Westlea HousingT. 01249 465465 E. phil.bowley@

westlea.co.uk

Rating - Very Good

Scheme Summary Seldown is an affordablehousing development of 86units in Poole, Dorset,completed in August 2005.The aim was to achieve aquality urban residentialdevelopment, encompassingaffordable and sustainablehousing, which wouldprovide a model of goodpractice both locally andnationally. The design briefrequired an aspirationaldesign that incorporatedsustainability, particularly inthe built form andcommunity aspects. Thedesign also needed tocomplement existing localarchitecture, especially thehistoric art deco style. Aparticular challenge was toreduce the cost of thedevelopment whilstminimising the environmentalimpact.

Achieving EcoHomesThe aim from the outset hadbeen to achieve an Excellentrating on this site, includingfeatures such as a CHPsystem, sedum roofs andthe use of totally sustainablematerials. In addition, otherextra-cost features had beenidentified, which would notcontribute to EcoHomes,such as aspirationalarchitecture, MMC, a carclub and residential travelplan.

Unfortunately, due to variousreasons resulting in areduction of budget, thetarget was reduced toachieving Very Good. Eco-elements were amongst thefeatures targeted for costsavings. However there was

a positive outcome. Thescheme achieved maximumpoints for installing low NOxboilers and zero ozonedepleting insulation. Theincorporation of dryingspace and the provision ofinformation on eco-labelledwhite goods were examplesof simple, low cost creditsachieved. Due to its centrallocation the site scored wellon local amenities and publictransport. The result wasthat the developmentachieved its original aim ofbeing affordable, repeatableand sustainable, usingmainly low-cost, low-techsolutions such as carefulselection of materials.

CostThe development wascompleted for a totalconstruction cost of £84,884per unit.

Lessons LearnedA key learning point from thedevelopment was theinvolvement of anEcoHomes Assessor froman early stage. However itwas also recognised thatthere is no substitute forhaving a goodunderstanding of the ratingin-house, particularly theweighting system. The webtool Sustainability Works26,was particularly helpful inproviding “what-if” modellingfor the site and identifyingwhich credits to aim for.

ContactHugh Lambourne, Regional DevelopmentManager, Western Challenge HousingAssociationT. 01425 283659E. hugh.lambourne@

spinnakergroup.co.uk

25 INTEGER, Intelligent & Green partnership, 1996 - www.integerproject.co.uk 26 Online software package - www.sustainabilityworks.org.uk

All three house types follow a broadly similar pattern; and asmight be expected, the costs of achieving a Very Goodrating are proportionately higher in a 'rural off-gas'environment than in a 'rural on-gas' or 'urban' location.

This is because the three relatively low cost 'low NOx boiler'credits are not available if electric heating is installed, andfewer CO2 credits can be achieved. Consequently, moreexpensive credits must be pursued in their place.

However, it is important to note that the costs of installingelectric heating rather than gas fired, wet radiators are less;

therefore the total costs of achieving a Very Good rating arenot too dissimilar in any of the three 'zero location credits','rural off-gas' and 'rural on-gas' locations.

Indicative costs of credits

The following tables set out the costs for each creditupgrade. Some items have a fixed cost regardless of housetype (e.g. provision of 'A' rated white goods information,provision of recycling facilities); others are specific to housetype design/size and therefore a range of costs is indicated(e.g. additional insulation or acoustic performance/testing).

28 www.sustainablehomes.co.uk

The costs of EcoHomes compliance6

Table 7: Nil Cost EcoHomes Credits

EcoHomes credit Proposed solutionEcoHomes

pointsachieved

Cost of item (£)

Ene 1: CO2 emissions

Example SDS compliance e.g.:• gas fired heating (90% SEDBUK27 efficiency);• U Values of 0.3 (walls), 0.16 (roofs), 1.9 (glazed areas)

and 0.21 (floors).

3.21-5.35(3, 4 or 5 x

1.07)

Zero(SDS compliance)

Example SDS compliance e.g.:• electric heating + U Values 15% better than Building

Regulation requirements.

1.07-2.14(1 or 2 x 1.07)

Zero(SDS compliance)

Ene 2: Building fabric

Example SDS compliance e.g.:• gas fired heating (90% SEDBUK efficiency);• U Values of 0.3 (walls), 0.16 (roofs), 1.9 (glazed areas)

and 0.21 (floors).

2.14-3.21(2 or 3 x 1.07)

Zero(SDS compliance)

Example SDS compliance e.g.:• electric heating + U Values 15% better than Building

Regulation requirements.

5.35(5 x 1.07)

Zero(SDS compliance)

Ene 4: Eco-labelled goods

Provision of white goods information in occupierinformation pack.

1.07(1 x 1.07)

Negligible - cost of writing1 page document +including in occupier pack.

Ene 5: External lighting

Provision of CFL luminaires/strip light space lighting &security lighting with 150W maximum wattage, PIR anddaylight timers/sensors.

2.14(2 x 1.07)

Zero (SDS essential item)Average £200/unit ifomitted from RSLspecification.

Pol 1: Insulant ODP and GWP

Many insulating materials meet EcoHomes requirementsof zero ODP and <5 GWP, such as mineral fibre andexpanded polystyrene.

2.14(1 x 2.14)

Negligible - a range ofstandard (cost neutral)products are EcoHomescompliant.

Pol 2: NOx emissions Gas fired Class 5 boiler (90% SEDBUK efficiency). 6.42

(3 x 2.14)

Cost neutral if part of SDSbase compliance strategy. If Class 5 represents anupgrade from standardspecification (e.g. Class 3),additional costs are£270/unit.

Mat 1: Timber - basic buildingelements

Minimum 75% certified (CSA28/FSC29MTCC30/PEFC31/SFI32) building element timber, with theremainder being sourced from temperate forests. In a typical (non-timber framed) house, the roof trusses,floor joists/flooring systems and staircase(s) wouldamount to more than 75% of building element timber.

2.88(6 x 0.48)

Negligible cost, other thantime required to sourcecertificates.The majority oflarger UK suppliers candemonstrate certification &Chain of Custody forBuilding Element timbers.

27 SEDBUK boiler database www.sedbuk.com28 Canadian Standards Association - www.csa-international.org29 Forest Stewardship Council certification scheme - www.fsc-uk.info30 Malaysian Timber Certification Council - www.mtcc.com.org.my31 Programme for the Endorsement of Forestry Certification, formerly the Pan European Forest Certification Scheme - www.pefc.org.32 Sustainable Forestry Initiative - www.aboutsfi.org.

29

EcoHomes credit Proposed solutionEcoHomes

pointsachieved

Cost of item (£)

Mat 3: Recycling materials

Existing local authority recycling (kerbside) collectionscheme.

0.96(2 x 0.48) Zero.

Mat 4: Environmental impact ofmaterials

Green Guide ‘A’ rated pitched roof options include:• Clay tiles;• Concrete tiles;• Natural slates;

Many flat roof options score an ‘A’ rating.

1.44(3 x 0.48)

Concrete tiles and anumber of flat roof optionsdo not incur a costpremium.

Green Guide ‘A’ rated external wall options include:• Timber or steel frame + brickwork outer leaf +

insulation + plasterboard;• Timber/steel frame + softwood weather boarding +

insulation + plasterboard;• Brickwork outer leaf + aerated blockwork + insulation

+ plasterboard;• Rendered dense blockwork + insulation + aerated

blockwork + plasterboard;• Stone + insulation + dense blockwork +

plasterboard.

1.44(3 x 0.48

The availability of a range ofcommonly used ‘A’ ratedspecifications shouldenable RSLs to achievethese credits at noadditional cost. Where dense block mustbe used to achievestructural requirements, ‘A’rated dense blocks areavailable at no additionalcost premium.

Green Guide ‘A’ rated internal wall options include:Internal partitions• Aerated blockwork + plasterboard;• Steel stud + plasterboard;• Timber stud + plasterboard;

Party walls• Aerated blockwork + plasterboard;• Dense blockwork + plasterboard;• Plasterboard lined timber framing + plywood

structural sheathing + absorbent materials (mineralfibre).

1.44(3 x 0.48)

The availability of a range ofcommonly used ‘A’ ratedspecifications shouldenable RSLs to achievethese credits at noadditional cost.

Eco 5: Building footprint

Preference for dwellings that meet the EcoHomesBuilding Footprint criteria, i.e. 2.5/three-storeytownhouses or three + storey apartments.

1.67-3.33(1 or 2 x 1.67)

Both the timber framedhome and the apartmentpassed the creditrequirements. Roofconversion of the two-storey home would cost aminimum of £5000.

Hea 3: Private space Provision of enclosed garden/terrace/ balcony. 1.9

The three house typescase studied, each hadclearly delineated privateexternal space. Howeverthis is not always evident inapartment blocks, costs ofdelineation are variable,depending on the choice ofboundary material, e.g.hedging at £35/m orgalvanised steel railings at£150/m.

30 www.sustainablehomes.co.uk

The costs of EcoHomes compliance6Table 8: Lower cost EcoHomes credits

EcoHomes credit Proposed solutionEcoHomes

pointsachieved

Cost of item (£)

Ene 1: CO2 emissions

100% low energy lighting in place of partial low energylighting.

Whereaverage CO2score is justover credit

threshold, canachieve 1.07energy points

Average cost £60/unit.

Ene 2: Building fabric

Improve glazing U Value from 1.9 to 1.7 by using low Eargon fill glazing.

Whereaverage CO2score is justover credit

threshold, canachieve 1.07energy points

£20/m2 glazed area(total cost £120-200/unit).

Ene 3: Drying space

Provision of fixed external rotary dryer or ventilatedinternal drying rack over bath.

1.07(1 x 1.07) £80-100/unit

Tra 4: Home office

Provision of additional phone socket and quadruplepoints in suitable room.

1.07(1 x 1.07)

Average £190/unit(additional cabling upstairsetc).

Mat 3: Recycling materials

Provide integrated plastic bins to permit segregation ofwaste - AND - if no Local Authority kerbside collectionscheme available, external space + bins for recyclingstorage.

0.96-2.88(2/4/6 x 0.48)

3 internal bins integratedinto kitchen unit £80-160/unit.

External bins + concreteslabs/hard-standing£120/unit.

Green Guide ‘A’ rated external surfacing options include:• Turf;• Softwood timber decking on concrete foundations;• Chipped wood/bark over sub-base;• Gravel over sub-base.

0.48(1 x 0.48)

RSL requirements oftenrequire greater durability/aesthetic quality than these‘A’ rated options (e.g.tarmac) however these ‘A’rated options cost £20-60/m2.

Green Guide ‘A’ rated boundary protection optionsinclude:• Timber fencing;• Hedging;• Plastic coasted chain-link fence + metal posts;• Galvanised wire chain-link fence + steel posts.

0.48(1 x 0.48)

RSL requirements oftenrequire greatersecurity/durability/ aestheticquality than these ‘A’ ratedoptions (e.g. brick walls),however these ‘A’ ratedoptions cost £20-100/m.

Wat 1: Internal water use

Dual flush toilets (6/4 litres) + aerated/ flow regulatedtaps + < 9 litre/min shower.

3.34(2 x 1.67)

Zero costs for showerunless shower is additionalto base specification, inwhich case costs are£100/unit (mixer tap +showerhead).

Wat 2: External water use

Water butt, downpipe + connection to undergrounddrainage.

1.67(1 x 1.67) £200

31

Table 9: Higher cost EcoHomes credits

EcoHomes credit Proposed solutionEcoHomes

pointsachieved

Cost of item (£)

Ene 1: CO2 emissions

Upgrade boiler to 90% SEDBUKefficiency, if not standardspecification.

1.07(1 x 1.07)

(also ensures6.42 pollution

points)

£270/unit.

Ene 2: Building fabric

Improve wall U Value from 0.3 to0.18 by using full fill cavity insulation+ insulated plasterboard on externalwalls.

1.07(1 x 1.07)

£7.50/m2 external wall (total cost£450-800/unit).

Ene 4: Eco-labelled goods

Provision of ‘A’ rated white goods(fridges/ fridge-freezers/dishwashers/washing machines).

1.07 +possibly 1

water credit(1.67)

‘A’ rated fridge-freezer + washingmachine or dishwasher £500-600/unit.

Tra 4: Home office

Provision of additional phone socketand quadruple points in suitableroom.

1.07(1 x 1.07)

Average £190/unit (additional cablingupstairs etc).

Tra 2: Cycle storage

Bicycle storage options include:• Secure private timber shed of

sufficient size and accessibility,housed on concrete footings;

• Communal secure garage +cycle racks;

• Communal cage + cycle racks.

1.07-2.14

Costs vary (depending on type ofprovision and whether 1 or 2 of thecredits are pursued) from £300-£1000/unit.

Pol 3: Reduction of surface run-off

Roof collection rainwater harvestingfor reuse in toilet flushing:underground tank + pipe-work +pump.

1.67 + mayscore 1.67Wat1 points

£1500+/unitNote that applicability (and cost) ishighly dependant on groundconditions.

Pol 4: Zero emission energy source

Solar thermal water heating.2.14 + mayscore 1.07Ene1 points

£1250-2500(without grant).

Micro wind turbine.2.14 + mayscore 1.07Ene1 points

£2400-£4500(without grant).

Photovoltaic panels.2.14 + mayscore 1.07 Ene1 points

£7000+(without grant).

Ground source heat pump.2.14 + mayscore 1.07Ene1 points

£2300-3000(without grant).

32 www.sustainablehomes.co.uk

The costs of EcoHomes compliance6

EcoHomes credit Proposed solutionEcoHomes

pointsachieved

Cost of item (£)

Mat 2: Timber - finishing elements

Certified (CSA/FSC/MTCC/PEFC/SFI) finishing element timber, withthe remainder being sourced fromtemperate forests.

In a typical home, the kitchen, stairhandrails/balustrades/banisters,windows, doors, architraves, skirtingboards and bedroom furnituretypically amount to more than 75%of finishing element timber.

0.48-1.44(1, 2 or 3 x

0.48)

Potentially significant time required tosource suppliers/certificates.Many UK suppliers cannot yetdemonstrate full certification andChain of Custody for finishingtimbers, particularly veneers andhardwoods (e.g. stair balustrades). A limited number of suppliers doguarantee certification (e.g. B&Q),however RSLs may need topurchase outside of their existingcompetitive supply chains andconsequently incur costs of up to£750/unit (5% of total timber items fitout costs).

Mat 4: Environmental impact of materials

Green Guide ‘A’ rated flooringoptions include:Ground floors• Jetfloor flooring system;• Beam & block flooring +

insulation + plywood decking ontimber battens.

Upper floors• TJI system + plywood decking;• Timber joists + insulation +

plywood decking, over 100mmoversite concrete.

1.44(3 x 0.48)

The cost premium (material + labour)of using plywood in place ofchipboard is £5/m2.Total costs £200-£320/unitThese credits are difficult to achievein apartments, where concrete slabs/acoustically attenuated floors arerequired, which typically do notachieve an ‘A’ rating.

Green Guide ‘A’ rated windowoptions include:• Pre-treated softwood frame,

double glazed + painted;• Aluminium faced, softwood

frame, double glazed (e.g.NorDan/ Velfac).

0.96(2 x 0.48)

Timber and aluminium facedwindows are more expensive thane.g. PVC, however lifecycle savingscan be considerable.Additional capital costs/unit amountto £60/m2 glazingTotal costs £360-600/unit.

Wat 1: Internal water use

Best practice washing machine.

1.67 (onlyachievableafter 3.34points for

toilets, shower+ taps have

beenawarded)

£250-300.

Roof collection rainwater harvestingfor reuse in toilet flushing:underground tank + pipe-work +pump.

May achieve1.67 points,

depending onlocal rainfalllevels, mayalso achievefurther 2.14

Pol 3(Reduction insurface runoff)

points

£1500+/unitNote that applicability (and cost) ishighly dependant on groundconditions.

Eco 2: Ecological enhancement

Additional planting and/or provisionof habitat in line with independentecologist recommendations.

1.67(1 x 1.67) +

may also helpachieve further

ecologycredits

Allow £250-500/unit. However costsare often lower.

33

EcoHomes credit Proposed solutionEcoHomes

pointsachieved

Cost of item (£)

Hea 1: Day lighting

Additional glazing in kitchens andliving areas + additional insulation tooffset minor U-Value change.

1.9-3.8(1 or 2 x 1.9)

£200-400/unit (allows for glazingincreases of 0.4-0.7m2)Kitchen glazing credit often notachievable in smaller apartments,where kitchen has no window.

Hea 2: Sound insulation

Guaranteed Part E compliance*: • additional internal render on party

walls;• sealant;• insulated plasterboard ceilings

OR acoustic separating layer (inapartments);

• acoustic testing of 3/10properties.

5dB improvements on Part E:• additional internal render on party

walls;• sealant;• partial fill mineral wool in party

walls;• insulated plasterboard ceilings

AND acoustic separating layer(in apartments);

• acoustic testing of 3/10properties.

* RSD compliant wall and floortypes should all be Part Ecompliant.

3.8 £810-960/unit

Costs Commentary

It should be noted that the costs should be considered interms of costs per point scored, rather than in terms of unitcosts. Typically, many costs are more favourable whenreviewed this way.

For example, acoustic credits have a high unit cost(maximum £1360/unit), but this amounts to £179/pointawarded, which is approximately equivalent to the costs perpoint of replacing chipboard with plywood (Mat 4) orinstalling home office facilities (Tra 4).

Acoustic attenuation potentially offers more 'value' to homeoccupiers than the other two credit areas and is thereforepotentially of greater importance to housing associations, butless frequently actively pursued because of the higher 'unitcosts'.

A number of items could not be considered in this study, asthey are too heavily dependant on the specifics of the site.However, typically, these credits can present less expensiveand low risk options. In particular:

• Ecology credits can be very cost effective. A number ofcredits can be awarded at low cost following theappointment of an independent ecologist to undertake asite survey and develop site planting/habitatrecommendations.

• Reduction in surface run-off from areas of hard-standing.'Sustainable' drainage options sometimes incur no morecost than traditional drainage, however, the applicabilityof drainage options is highly dependant on thepermeability of the site, local environmental (e.g.groundwater) sensitivities and the requirements of localregulators.

• Day-lighting view of the sky - this was also notconsidered in the study, as the credit is wholly dependanton housing layout. However, the credit can be readilyachieved on sites that are not severely spatiallyconstrained and that are not set amongst existing tallerbuildings.

3.8(only

achievableafter previous

3.8 creditshave beenawarded)

Further £280-400/unit

34 www.sustainablehomes.co.uk

The costs of EcoHomes compliance6Lifecycle costs

The lifecycle costs of an item are the costs associated withmaintenance and replacement. In a typical social housinghome, over 30 years, the lifecycle costs are significantlygreater than the capital costs.

The top ten life cycle cost items in a house over 30 yearsare:

1. Redecorations

2. Boilers

3. Kitchens

4. Light fittings and lamps

5. Windows

6. Doors and ironmongery

7. Floor finishes (i.e. carpets, lino)

8. Sanitary ware

9. External fencing

10. Roofs

Lifts would be high on this list if installed in an apartmentblock.

Table 10: Examples of EcoHomes-compliant items that present particularly favourable lifecycle costs

Standard item Replacement item Lifecycle implications over 30 years

Local boilers(in apartments) Centralised boiler 50% reduction - replacement and maintenance costs

Standard light fittings with low efficiency lamps

High frequency ballasts with energyefficient bulbs Energy cost saving and 25% replacement cost saving

PVC windows Quality timber windows/aluminium faced timber windows

50% reduction in life cycle cost - mainly maintenanceand replacement

Radiators & TRV valves Under floor heating 25% reduction - mainly replacement

Plywood painted doors Sustainably certified hardwood veneereddoors 30% reduction - redecorations

Standard ironmongery High quality ironmongery 50% reduction - replacement cost for this item

35

7Educating the end user

A strong message that came out of the regional trainingsessions was that it is not enough just to provide sustainablydesigned and built housing. There is a role for associationsto educate their residents on how to use, and get the fullbenefit of, the environmental features which have beenincorporated into their homes. This was an issue that wasechoed by the UK Sustainable Development strategy'Securing the Future', published by the Government in March2005. In addition to setting out the priorities and objectivesfor the next 20 years, the strategy has a much greater focuson action and changing people's behaviours, than inprevious strategies.

Behaviour is a crucial element in the achievement of a moresustainable society, with strategies and action plans being nomore than words on paper if people cannot be influenced tomove to more sustainable ways of life. Research for 'GreenVoices and Choices'33 showed that residents want to live inenvironmentally efficient homes, however housingassociations may need to invest more time in communicatingand educating efficiency measures to residents so that theirhomes achieve their full potential. Similarly, the Associationfor the Conservation of Energy (ACE) undertook research onresident behaviour, with a specific focus on energy efficiency.

Green Voices and Choices can be downloaded from theGuides section of www.sustainablehomes.co.uk. The UserBehaviour report34 is available to download fromwww.ukace.org/pubs/reports.htm.

33 Green Voices & Choices - Residents Views of Environmental Housing & Lifestyles, Sustainable Homes, 2004.34 User Behaviour in Energy Efficient Homes, the Association for the Conservation of Energy, 2004.

36 www.sustainablehomes.co.uk

Sources of further help8Sustainable Homes We aim to continue to provide helpand support to the sector and itspartners on achieving EcoHomes,beyond the life of the EcoHomesSupport Programme. We can alsoprovide information on the wealth ofother resources available for deliveringsustainable housing, including thosefunded by the Housing Corporation.Contact Sustainable Homes on 0208973 0429,info@sustainablehomes.co.uk, or visitwww.sustainablehomes.co.uk

EcoHomes AssessorsA full list of current assessors isavailable from the EcoHomes website,www.ecohomes.org or contact theBREEAM Office onecohomes@bre.co.uk, or 01923664462

EcoHomes trainingAll EcoHomes schemes need to beassessed by licensed assessors.Anyone can become a licensedassessor. Several associations havealready taken the opportunity to trainin-house assessors. For moreinformation on the next round ofassessor training contact BRE:www.bre.co.uk/events or contact theBREEAM Office onecohomes@bre.co.uk, or 01923664462

Sustainability WorksThis is a fully comprehensive tooldeveloped to help associations buildhomes with improved environmentalperformance. It enables associationsto set a corporate sustainableconstruction policy and implement iton a scheme-by-scheme basis. It iscompletely compatible withEcoHomes and enables associationsand their consultants to predict apossible EcoHomes rating for anyscheme. The tool is available bypurchasing a licence. Annual feesvary depending on the level of accessand number of users required.Training on the tool is also available, aswell as a free four day trial. Log ontowww.sustainabilityworks.org.uk formore details.

Green Guide to HousingSpecificationThis Guide has been developed byBRE, and is sponsored by NHBC. Itis linked to EcoHomes and provides asimple reference guide for developersand specifiers on the environmentalimpacts of some of the mostcommonly used constructionmaterials.

The BRE has developedEnvironmental Profiling, which formsthe basis of the approach, enablingdesigners to compare theenvironmental impact of differentconstruction techniques and materials.Containing over 150 specifications, theGuide covers typical wall, roof andfloor constructions, as well asincluding other elements such askitchen units and landscaping. Wholelife cycle assessments andenvironmental impacts are ratedagainst a range of issues includingclimate change, fossil fuel depletion,toxicity, waste disposal, and mineralsextraction.

The Guide provides information foreach specification and environmentalimpact by using a simple 'A', 'B', or'C' rating, where 'A' represents goodenvironmental performance. There isalso an overall summary ratingweighted to demonstrate theperformance of each specification.

To obtain a copy, contact the BREBookshop on 01923 664262,bookshop@bre.co.uk or seewww.brebookshop.com.

SEDBUKFor information on how well yourstandard boiler performs, or to selecta more efficient boiler visit theSEDBUK Boiler database atwww.sedbuk.com. This providesinformation on the seasonal energyefficiency of gas, LPG and oil boilers.The most efficient are 'A' rated (91.3%efficient).

Useful Web addresses (byEcoHomes area)

Reducing CO2www.bre.co.uk/services/Energy.htmlwww.thecarbontrust.co.ukwww.dti.gov.uk/energywww.greenheat.uk.comwww.sedbuk.comwww.est.org.uk/housebuildings

Building envelope performancewww.thecarbontrust.co.ukwww.dti.gov.uk/energywww.greenheat.uk.com

Eco-labelled goodswww.est.org.uk/myhome/efficientproducts

External lightingwww.thecarbontrust.co.ukwww.est.org.uk/housebuildings

Energy Efficiency Best Practicein Housing Programmewww.est.org.uk/bestpractice

Building Regulations (England& Wales)www.safety.odpm.gov.uk/bregs/brads.htm

Action Energy and energyefficiency advicewww.actionenergy.org.uk

Quality Assurance forCombined Heat & Powerwww.chpqa.comwww.saveenergy.co.uk - EST sitegiving information of goods, suppliersand energy efficiency.

Energy

37

Public transportwww.highways.gov.ukwww.dft.gov.ukwww.planning.odpm.gov.uk/betrplac/

Cycle storagewww.cycle-safe.comwww.cycle-works.comwww.tuskstore.comwww.planning.odpm.gov.uk/betrplac/

Local amenitieswww.planning.odpm.gov.uk/betrplac/

Home office provisionwww.planning.odpm.gov.uk/betrplac/

Sustrans National CycleRouteswww.sustrans.org.uk

London Cycling Campaignwww.lcc.org.uk

HCFC emissionswww.constructionresources.comwww.securedbydesign.comwww.lindman.co.ukwww.russelldoortech.co.ukwww.fibretekuk.co.ukwww.ecoroof.co.ukwww.sedbuk.com www.boilers.org.uk

Low NOx emitting boilerswww.sedbuk.comwww.thecarbontrust.co.ukwww.bsi-global.comwww.eco-hometec.co.ukwww.mtprog.comwww.bsi.co.ukwww.met-office.gov.uk

Timber description basicbuilding elementswww.fsc-uk.infowww.pefc.orgwww.woodforgood.comwww.goodwoodguide.comwww.forestry.gov.uk/ukwaswww.proforest.netwww.constructionplus.co.uk

Fern - European NGOcampaigning for forestswww.fern.org

ProForestwww.proforest.net

WWFwww.panda.orgwww.wwf-uk.org

UK Tropical Forest Forumwww.forestforum.org.uk

Forests Forever Campaignwww.forestsforever.org.uk

Greenpeace Ancient ForestCampaignwww.greenpeace.org.uk

UK Woodland AssuranceSchemewww.forestry.gov.uk/ukwas

Tropical Forest Trustwww.tropicalforesttrust.com

Friends of the Earthwww.goodwoodguide.com

Recyclable materialswww.haef.com/wastebins/welcomewastebins.htmlwww.straight.co.ukwww.ecoconstruction.orgwww.ciria.org/recycling

Environmental impact ofmaterialscollaborate.bre.co.uk/envprofilescig.bre.co.uk/connet/mie

BRE Environmental Profileswww.bre.co.uk/envprofiles

One Planet Productswww.oneplanetproducts.co.uk

www.water.org.uk

Ecological value of sitewww.environment-agency.gov.ukwww.ciria.org.ukwww.bsi-global.comwww.middlemarch-environmental.com

Change of ecological value ofsitewww.cs2000.org.ukwww.environment-agency.gov.ukwww.planning.odpm.gov.uk/advice.htm

Building footprintwww.ciria.org.ukwww.planning.odpm.gov.uk/advice.htm

Design and management ofgreen spaces in social housingwww.neighbourhoodsgreen.org.uk

Construction Industry KeyPerformance Indicatorswww.kpizone.com

Land Use and Ecology

Water

Materials

Pollution

Transport

3838 www.sustainablehomes.co.uk

Appendix

Issue% oftotalscore

Dwelling Location

% of total scoreachieved

Energy

Ene1 CO2 emission

Credits are awarded to achieve CO2 emissions as follows:• Less than or equal to 60 kg/m2/yr• Less than or equal to 50 kg/m2/yr• Less than or equal to 45 kg/m2/yr• Less than or equal to 35 kg/m2/yr• Less than or equal to 30 kg/m2/yr• Less than or equal to 27 kg/m2/yr• Less than or equal to 25 kg/m2/yr• Less than or equal to 20 kg/m2/yr• Less than or equal to 10 kg/m2/yr• Less than or equal to 0 kg/m2/yr

1.072.143.214.295.366.437.508.579.6410.71 (max 10.71)

Ene2 Building envelope performance

Percent improvement across the site in average U-valuecompared with relevant building regulations.If built to:• England and Wales 2002 Building regulations part L1• Scotland Part J of the Technical Standards (6th amendment)

– 3% improvement– 6% improvement– 9% improvement– 12% improvement– 15% improvement

ORIf built to:• Scotland Part J of the Technical Standards (4th and 5th amendments)• Northern Ireland Building Regulations Part F• All refurbishment’s (independent of country)

– 10 % improvement– 15 % improvement– 20 % improvement– 25% improvement– 30% improvement

1.072.143.214.295.36

1.072.143.214.295.36 (max 5.36)

Ene3 Drying space

Provision of drying space 1.07 (max 1.07)Ene4 Eco Labelled white goods

Provision of eco labelled white goods with the followingenergy ratings:• All fridges, freezers, fridge-freezers with an A rating• All washing machines, and dishwashers where supplied, with an A rating and

washer dryers and dryers with a rating of B or higherOR• No white goods provided but info on Eco labelling

1.071.07

1.07 (max 1.07)Ene5 External Lighting

Space lighting• all space lighting is specifically designed to accommodate only compact

fluorescent lamps (CFL) or fluorescent strip lightingSecurity lighting• all intruder lighting to be 150 watts maximum and be fitted with PIR and daylight

sensor and• all other type of security lighting to accommodate CFLs or fluorescent strips only

and be fitted with dawn to dusk sensors or timers

1.07

1.07

(max 2.14)

Total Number of Energy Credits Achieved (max 21.42)

EcoHomes 200535 - The environmental rating for homes Pre Assessment Estimator - 2005/1.1.

35 Adapted from original format for ease of presentation.

39

Pollution

Pol1 Insulation ODP and GWP

Specifying insulating materials, ozone depleting substances potential (GWP) of lesscomposition, for the following• Roof (incl. loft hatch)• Wall – internal and window lintels)• Floor (incl. foundations)• Hot water cylinder thermal store)

2.14(max 2.14)

Pol2 NOx emissions

95% of dwellings throughout the development must be served by heating and hotwater systems with an average NOx emission rate of less than or equal to thelevels listed below.• Less than or equal to 150 NOx mg/kWh• Less than or equal to 100 NOx mg/kWh• Less than or equal to 70 NOx mg/kWh

2.144.296.43 (max 6.43)

Pol3 Reduction of surface runoff

Reducing peak surface runoff rates to either natural or municipal systems by 50% for:• Hard surface runoff• Roof runoff

2.142.14 (max 4.28)

Pol4 Zero Emission Energy Source

At least 10% of either the heat (space & hot water) demand or the non heat electricaldemand within the development is supplied from local renewable energy sources.

2.14

(max 4.28)

Total Number of Pollution Credits Achieved (max 14.99)

Issue% oftotalscore

Dwelling Location

% of total scoreachieved

Transport

Tra1 Public Transport

Urban and suburban areas80% of the development within:• 500m of a 15 min peak and a half hourly off peak service• 1000m of a 30 min peak and hourly off peak service

Rural areas80% of the development within:• 500m of an hourly service• 1000m of an hourly service OR a community bus service

2.141.07

2.141.07 (max 2.14)

Tra2 Cycle storage

Provision of cycle storage for:• 50% of dwellings• 95 % of dwellings

1.072.14 (max 2.14)

Tra3 Local Amenities

Proximity to local amenities:• Within 500m of a food shop and post box;• Within 1000m of 5 of the following: postal facility, bank/ cash machine,

pharmacy, primary school, medical centre, leisure centre, community centre,public house, children’s play area, public park or village green

• Safe pedestrian routes to the local amenities

1.071.07

1.07 (max 3.21)Tra4 Home office

Provision of space, and services, for a home office 1.07 (max 1.07)

Total Number of Transport Credits Achieved (max 8.56)

4040 www.sustainablehomes.co.uk

Appendix

Issue% oftotalscore

Dwelling Location

% of total scoreachieved

Materials

Mat1 Timber: Basic building elements

Percentage of certified* timber and timber products and/or recycled/reusedelements:

30% and origin of remaining timber Non Temperate30% and origin of remaining timber Temperate60% and origin of remaining timber Non Temperate60% and origin of remaining timber Temperate75% and origin of remaining timber Non Temperate75% and origin of remaining timber Temperate

*CSA, FSC, MTCC, PEFC, SFI or any combination of these is acceptable butONLY where subject to full third party chain of custody.

0.000.970.971.941.942.90

(max 2.90)Mat2 Timber: Finishing elements

Percentage of certified* timber and timber products and/or recycled/reusedelements:

30% and origin of remaining timber Non Temperate30% and origin of remaining timber Temperate60% and origin of remaining timber Non Temperate60% and origin of remaining timber Temperate75% and origin of remaining timber Non Temperate75% and origin of remaining timber Temperate

*CSA, FSC, MTCC, PEFC, SFI or any combination ofthese is acceptable but ONLY where subject to full thirdparty chain of custody.

0.000.480.480.970.971.45

(max 1.45)Mat3 Recyclable Materials

Storage of recyclable waste:• Provision of internal AND external (or LA collection) storage• Provision of internal storage only• Provision of external storage (or LA collection) only

2.900.970.97 (max 2.90)

Mat4 Environmental Impact of Materials

The following elements obtaining an A rating from the Green Guide for Housing:• Roof• External walls• Internal walls - party walls• Floors• Windows• External surfacing• Boundary protection

1.451.451.451.450.970.480.48 (max 7.73)

Total Number of Materials Credits Achieved (max 14.98)

41

Issue% oftotalscore

Dwelling Location

% of total scoreachieved

Water

Wat1 Internal water use

• Less than 50 m3 per bedspace per year• Less than or equal to 45 m3 per bedspace per year• Less than or equal to 40 m3 per bedspace per year• Less than or equal to 35 m3 per bedspace per year• Less than or equal to 30 m3 per bedspace per year

1.673.335.006.678.33 (max 8.33)

Wat2 External water use

Rain water collection landscaped areas 1.67 (max 1.67)

Total Number of Water Credits Achieved (max 10.00)

Land Use and Ecology

Eco1 Ecological value of site

• Building on land which is inherently of low ecological value 1.67 (max 1.67)Eco2 Ecological enhancement

• Enhancing the ecological value of the site through consultation with anaccredited expert

1.67(max 1.67)

Eco3 Protection of ecological features

• Ensuring the protection of any existing ecological features on the site 1.67 (max 1.67)Eco4 Change of ecological value of site

• A change of between –9 and –3 species• A change of between –3 and +3 species• A change between +3 and +9 species• A change of greater than +9 species

1.673.335.006.67 (max 6.67)

Eco5 Building footprint

Making effective use of the building foot-print;• 60% achieving the requirement• 80% achieving the requirement

1.673.33 (max 3.33)

Total Number of Land Use and Ecology Credits Achieved (max 15.01)

4242 www.sustainablehomes.co.uk

Appendix

Issue% oftotalscore

Dwelling Location

% of total scoreachieved

Health and Well Being

Hea1 Daylighting

Provision of adequate daylighting, according to BS 8206:pt2 in:• In the kitchen• In living rooms, dining rooms and studies• View of sky in all above rooms

1.881.881.88 (max 5.64)

Hea2 Sound Insulation

Pre-completion testing to comply or improve on performance standards inApproved Document E (2003 Edition).• 2 tests* meeting part E requirements• 3 tests* meeting part E requirements• 3 tests* airborne 3dB higher and impact 3dB lower than part E requirements• 3 tests* airborne 5dB higher and impact 5dB lower than part E requirements

* for every ten dwellings in a group or subgroup.

1.883.765.647.52

(max 7.52)Hea3 Private space

Provision of private or semi private space 1.88 (max 1.88)

Total Number of Health and Well Being Credits Achieved (max 15.04)

Total all sections (max 100)

EcoHomes Pre Assessment - Estimator 2005 / 1.1© Building Research Establishment Ltd, April 2005EcoHomes is a Registered Trademark of BRE

Using the Pre Assessment Estimator

This Pre Assessment Estimator should only be used toestimate the rating that might be achieved under a formalEcoHomes assessment, prior to the appointment of alicensed assessor.

Complete the estimator by going through the credits andmarking those which have been achieved. The EcoHomesscore is awarded on the basis of the total percentage ofcredits achieved as indicated in the table below.

Rating Score (%)

Pass 36

Good 48

Very Good 60

Excellent 70

Note that the estimated score must only be used asguidance to the design team and can not be used todemonstrate compliance with BREEAM. BRE cannot acceptresponsibility for any inaccuracies or for consequential lossincurred as a result of such inaccuracies arising through theuse of the estimator.

For further information about EcoHomes including a contactlist of licensed assessors please contact:

The BREEAM Office BREGarstonWatford WD25 9XX

Tel: 01923 664462Fax: 01923 664103e-mail: ecohomes@bre.co.ukweb site: www.ecohomes.org

Photos courtesy of:

Catalyst Housing Group; Devon & Cornwall Housing Association; Drum Housing Association; Equity Housing Association; Hastoe Housing Association;Housing Corporation; Jon Broome Architects; Futureprint Ltd; Midsummer Housing Association; Places for People Group; Servite Houses; Smart Move;South Shropshire Housing Association; Stephen Parker; Western Challenge Housing Association; andWillmott Dixon.

Supported by

Innovation and Good Practice Programme

Sustainable HomesHastoe Housing Association

7 High StreetTeddingtonMiddlesexTW11 8EE

Tel: 020 8973 0429Email: info@sustainablehomes.co.uk

www.sustainablehomes.co.uk www.greenstreet.org.uk