Getting to Grips with the new technical standards for housing

Phillipa Silcock

Date: 30 July 2015 www.pas.gov.uk

Housekeeping + Introductions

What is Planning Advisory Service for?

“The Planning Advisory Service (PAS) is part of the Local Government Association. The purpose of PAS is to support local planning authorities to provide effective and efficient planning services, to drive improvement in those services and to respond to and deliver changes in the planning system”

(Grant offer letter for 2014-15)

Key Facts

• Started in 2004• Funded by DCLG• 11 staff. Supplier framework. Peer community.• Always subsidised. Mostly without charge.

• Non-judgemental. Not inspectors• Respond to reform. Keep you current• Support, promote, innovate

Objectives for todayTo help you to understand the new technical standards for water, access, energy and space in new houses.• How this approach differs from the local

standards to date• What you need to do if you want to apply the

optional standards – plan policy needs and viability testing

• Applying the standards to developments

Introductions

• Richard Harral from DCLG - Head of Technical Policy, responsible for the development and introduction of this policy area

• Jennifer Peters from the GLA – Strategic Planning Manager, has been leading the work on the Minor modifications to the London Plan

• Richard Twine from LABC – Head of Guidance, has been leading the training for building control officers

Housing Standards Review Roll Out

2015

Richard Harral, DCLG.

Structure of presentation

• Rationalising Housing Standards• Housing Standards Review – Overview• Transition and Implementation• Building Regulations transitional provisions• Key issues for Building Control• Key issues for Planning Authorities• Key Planning Issues – Development Management

The New Housing Standards

• Nationally described space standard• Access Standard• Water Efficiency Standard • Security Standard• Energy Efficiency Standard and Waste Storage

• Zero Carbon Homes • Further information

Rationalising Housing Standards

Building Regulations

FundingPlanning

Best Practice

CSH

HD

Building Regulations

Planning

HQI

LHDG

S&Q

BFL

SBD

LTH

AH FundingBenchmarks

WHDG

Housing Standards Review – Overview

Background:

• Fundamental review of planning technical housing standards, and their link to building regulations

• Aims - reduce bureaucracy and costs, reform and simplify framework, make house-building process easier to navigate, reduce contradictions and overlap & allow local choice

• Extensive work with stakeholders from a range of sectors e.g. house builders, local authorities, disability and energy groups etc. (over 140 different groups)

Outcome:

• March 2015 – launch of new approach and set of streamlined national technical standards

• The new standards are - optional building regulations for access and water efficiency, new nationally described space standard (planning standard), new mandatory security standard added to building regs (Part Q).

• Planning WMS set out policy on application of technical standards for plan making and decision-taking

• Deregulation Act 2015 set out powers to introduce optional requirements & amend Planning & Energy Act

• Code for Sustainable Homes ended (aside from legacy cases)

• New approach will save house builders and councils around £100 million (Impact Assessment)

• Status: Planning transitional period started in Mar and ends in Sept. Implementation runs from Oct 2015 onwards

Transition and Implementation

Before Mar 2015 Mar 2015 Oct 2015 Oct 2016

Access (Lifetime Homes)

Access (Wheelchair Housing Design Guide)

Security (Secured by Design - Part 2)

Energy

Space

Water

Code for Sustainable Homes

Other technical standards e.g. materials (sustainability), overheating (internal technical)

Keep policy but triggers Part M2

Keep policy but triggers Part M3

Part Q applies

Can keep-as-is

Can keep-as-is

Can keep for 6 months

Policies up to code 4 (Equivalent) Part L 2016 only

Except for legacy cases

End

Policies up to code 4 (Equivalent) - 110 lpd Part G higher standard applies - 110 lpd

Can keep-as-is Keep policy but triggers national space standard

Ends

Building Regulations transitional provisions

• Part Q and Building Regulations optional standards not available before 1 October 2015

• These cannot be applied through planning permission where a building notice, full plans deposit or initial notice given before that date

• Any planning condition on security, access or water efficiency imposed where the building regulations application is given before 1 October, will be only a planning condition and not a building regulations requirement. Will not be enforced by building control bodies

Key issues for Building Control

Building Control bodies should be aware of the following:

Optional regulations

• 2015 Regulations made changes to the building control system in respect of optional requirements

• Optional requirements will be imposed by LPAs as planning conditions

• Person carrying out work will be responsible for informing building control that a condition has been applied

• Compliance with optional requirement conditions will be overseen by building control bodies (local authorities or approved inspectors)

• Enforcement will be through the building control system, if there is a failure to meet the optional requirement

Other standards

• New mandatory security standard has been added to building regulations - Part Q - and will be overseen by building control bodies

Key issues for Planning Authorities

LPAs should :

• Following the WMS, LPAs should set out clearly how existing local plan policies will affect local decisions

• Consider if optional standards are needed in their area

• Gather needs evidence, apply viability costing - guidance is on the NPPG website

• Undertake partial plan review if necessary – no need to review entire local plan

• There is no time limit to update plans (aside from usual need to keep plans up to date)

• Not add additional, non-Government, technical housing standards to plans • Not add new Code policies to plans – it has been withdrawn

Key Planning Issues – Development Management

Until 30 Sept – WMS discourages planning permissions requiring technical standards except:

• Where there are existing policies on access / space / water. Existing policies on these areas can continue until 30 Sept.

• Code – not require Code in general (it has been withdrawn) apart from legacy cases

• But where existing plan policy references Code, can continue to apply

• Water efficiency standard equivalent to new national standard

• Energy standard up to Code 4 equivalent (i.e. a 20% uplift over Part L)

From 1 Oct 2015 - WMS encourages permissions only:

• Where passported policies are in plans (i.e. policies can remain in plans, but outcome must reflect Government Standards), or where new optional regulations policies are in plans.

The New Housing Standards

Nationally described space standard

Key points:

• Optional standard - authorities can adopt it where they wish to set space standards in new developments

• A planning standard - not an optional building regulation – so will be implemented through the planning system

• Scope - applies to all tenures

• Plan making – space standard can only be applied where there is a local plan policy based on evidenced local need, and where the viability of development is not compromised

• Planning conditions & permission – once in plans, authorities can apply them as conditions when granting planning permission

• Compliance & enforcement - by planning authorities

• Commencement date – From 26 March 2015 - the date the Deregulation Bill received Royal Assent

Components:

• Minimum ceiling height: 2.3m • Internal storage: 1.5m2 for 1b, extra 0/5m2 per bedroom• Double bedrooms: 11.5m2, main double 2.75m wide, others 2.55m wide• Single bedrooms: 7.5m2, 2.15m wide

Access Standard

Key points:

• Two optional building regulations requirements - set above basic minimum in Part M of Building Regulations

• 1st delivers accessible and adaptable housing to meet the needs of older and some disabled people • 2nd delivers wheelchair user housing

• Plan making – optional requirements can only be applied where there is a local plan policy based on evidenced local need, and where the viability of development is not compromised

• Planning conditions & permission – once in plans, authorities can apply them as conditions when granting planning permission 

• Compliance & enforcement – by Building Control bodies

• Transition & implementation – planning transitional period is from Mar to Sept, comes into effect on 1st Oct 2015

Components:

Requirements are now known as:• M4(1) Category 1: Visitable dwellings• M4(2) Category 2: Accessible and adaptable dwellings• M4(3) Category 3: Wheelchair user dwellings

Approved Document M changes - has been split into two volumes:• Volume 1, Dwellings (which incorporates the new optional requirements), • Volume 2, Buildings other than dwellings (guidance in this part remains unchanged)

Water Efficiency Standard

Key points:

• An optional building regulation - set at a level above the national minimum in the Building Regulations 2010

• Plan making – optional requirements can only be applied where there is a local plan policy based on evidenced local need, and where the viability of development is not compromised

• Planning conditions & permission – once in plans, authorities can apply them as conditions when granting planning permission 

• Compliance & enforcement – by Building Control bodies

• Transition & implementation –planning transitional period is from Mar to Sept, comes into effect on 1st Oct 2015

Components:

• Requires new homes to be built so that their estimated water use is no more than 110 litres/person/day

Security Standard

Key points:

• A new mandatory security requirement – new part Q of the Building Regulations

• Applies to all new homes – including those formed by a material change of use

• Compliance & enforcement – by Building Control bodies

• Transition & implementation – planning transitional period from Mar to Sept. Comes into effect on 1st Oct 2015

Components:

• The standard is based on BSI’s PAS 24

Energy Efficiency Standard and Waste Storage

Energy efficiency

• Energy efficiency standards should only be set out in the Building Regulations (Part L), but with an additional 20% uplift where authorities wish to go further.

Waste storage

• We amended statutory guidance on waste storage in Approved Document H (Drainage and waste disposal) to help ensure it is properly considered in new housing development

• Inserted reference to industry guidance on waste storage published by the NHBC Foundation - provides information about, and examples of, how to design well-considered waste storage

Zero Carbon Homes

• The Productivity Plan announced that we will not proceed with zero carbon homes (or the associated zero carbon standard for new non-domestic buildings).

• The zero carbon standards would have placed a significant regulatory burden on house builders and developers.

• Carbon off-setting element – ‘allowable solutions’ – would count as a tax on developers and has no benefit to the home buyer

• We’re giving the industry ‘breathing space’ to build the highly energy efficient homes required by recent changes to building regulations but we will keep energy requirements under review.

Further information

Further information - available from GOV.UK

Other useful links:

• Planning written ministerial statement • Planning guidance for housing optional technical standards • A nationally described space standard • Approved Document M: volume 1 - access to and use of dwellings • Approved Document M: volume 2 - access to and use of buildings other than dwellings • Approved Document Q - security - dwellings • Approved Document G - sanitation, hot water safety and water efficiency • Approved Document H - drainage and waste disposal • Circular letter

MINOR A LTE RATION S TO THE LON DON PLA N

HOUSING STANDARDSJennifer Peters- Strategic Planning Manager

CONTEXT

London Plan March 2015 (FALP) para 0.16F

“…as a result of changes proposed in the Government’s Housing Standards Review, the Mayor will bring forward additional alterations to the London Plan in early 2015 to reflect Government housing standards.”

M I N O R A L T E R A T I O N S T O T H E L O N D O N P L A NH O U S I N G S T A N D A R D S

The housing standards review was launched in October 2012.

The rationale:• Reduce the burden on new housing

developments by simplifying and rationalising the large number of standards that local authorities apply to new homes; and

» Ensure that new homes are of high quality, accessible and sustainable.

H OU SING S TA N DA RD S R EV IE W B AC K GR OU ND

• Following consultation on the technical standards - on 25 th of March 2015 Government issued;

• A ministerial statement- new national approach to the setting of standards,

• Associated Approved Documents (water and access), and

• Nationally Described Space Standards.

Together these are known as the new national technical standards.

B AC K GR OU ND C ON T.

The London Plan has included space standards since 2011 and accessibility standards since 2004.

The Mayor worked closely with Government to ensure that, as far as possible, national standards reflected the needs of Londoners.

B AC K GR OU ND C ON T.

• The Government’s ‘optional’ standards (access, water and the nationally described space standards) need to be adopted through planning policy to be applied.

• The London Plan is part of borough’s development plan.

• If they are not adopted – no space standards and only basic building regulations will apply.

- However, transition arrangements are in place where standards are already in adopted Plans

IMPLE ME NTATION

From October 2015 existing standards relating to access, space and water have to be interpreted by reference to the nearest equivalent national standards.

To aid implementation the Mayor has published a Housing Standards Policy Transition Statement which sets out how existing London housing standards should be applied from October 2015 until such time that the Government’s housing standards are adopted.

TRA N SIT ION

• This helps applicants know what standards they need to meet in applications submitted now where they are unlikely to be decided before October.

• Reserved matters applications?

TRA N SIT ION - CONT

The NPPG states;• authorities will need to gather evidence to determine

whether there is a need for additional standards in their area; and

• authorities should consider the impact of using the standards as part of their local plan viability assessment.

Evidence on need and viability has been published alongside the alteration.

N EE D A N D V IAB IL ITY

Need study “demonstrates a clear need for the inclusion of housing standards within the London Plan. They are a necessary mechanism to ensure that housing is sustainable and of high quality whilst offering the space and flexibility required to accommodate the demands of a rapidly growing and aging population in a high density city facing distinct climate challenges”

Viability -“overall outcomes of the viability testing indicate that the introduction of the new housing standards do not represent a significant determinant in the viability and delivery of housing development in london”.

E VIDE N CE

P O L I C Y 3 . 5 Q U A L I T Y A N D D E S I G N O F H O U S I N G D E V E L O P M E N T S

Policy 3.5 is updated to reference the new optional building regulations for access and water efficiency and the nationally described space standards.

Difference to current London Plan;

• GIAs for some houses smaller.

• Ceiling height minimum lower.

MALP adopts the nationally described space standards but ‘strongly encourages’ a minimum ceil ing height of 2.5m for at least 75% of the dwelling.

N ATION A LLY DE S CR IB ED S PA CE STAN D AR D S

Number of bedrooms

Number of bed spaces

Minimum GIA (m2) Built-in storage (m2)

1 storey dwellings

2 storey dwellings

3 storey dwellings

1b 1p 39 (37)* 1.02p 50 58 1.5

2b 3p 61 70 2.04p 70 79

3b 4p 74 84 90 2.55p 86 93 996p 95 102 108

4b 5p 90 97 103 3.0

6p 99 106 1127p 108 115 1218p 117 124 130

5b 6p 103 110 116 3.57p 112 119 1258p 121 128 134

6b 7p 116 123 129 4.08p 125 132 138

Approved Document Part M – Domestic

Three Categories-• M4 (1)-Category 1: Visitable dwellings [basic]• M4 (2) -Category 2: Accessible and adaptable

dwellings [optional]• M4 (3)-Category 3: Wheelchair user dwellings

[optional]- Wheelchair accessible - Wheelchair adaptable

- ONLY ONE M4 regulation can apply to a dwelling.

A C C E S S – ‘ O P T I O N A L’ S TA N D A R D S

Access- updated to reflect optional building regs- but essentially keeping our current approach.• 90% of new housing required to meet Building

regulation M4 (2) ‘accessible and adaptable dwellings’

• 10% of new homes required to meet Building regulation requirement M4 (3) ‘wheelchair user dwellings’.

- M4(2) requires step free access- Viability impact - Impact on service charges

P OLIC Y 3 .8 C H OIC E

Current London Plan approach considered to be inline with the national approach and will help ensure continued investment in low carbon energy technologies in London.

Figures recalibrated to reflect 2013 Building Regulations.  

P OLIC Y 5 .2 M IN IM IS ING C AR B ON D IOX ID E E MIS S ION

Introduces stepping stone target to zero carbon for non-residential development.

Evidence -Feasibility and viability study.

Introduces the Mayor’s preferred approach to ‘allowable solutions’ – from 2016.

These changes are not related to the housing standards review.

P OLIC Y 5 .2 C ON T.

• Implication of the Government’s removal of the 2016 zero carbon homes target?

F IX IN G TH E FOU ND ATIONS

Policy 5.3 Sustainable Design and Construction • Policy and supporting paragraphs updated to

remove reference to Code for Sustainable Homes.

Policy 5.15 Water use and Supplies• Policy updated by footnote to align the water

consumption with the optional Building Regulations.

OTH ER C H AN GE S

Integrated impact assessment (IIA)

• Overall the proposed Minor Alterations will have a positive effect especially on social and environmental objectives

IMPA C T A SS E SS ME N T

• Scheduled for October• Range of consultation responses • Draft Matters on our website – broad range of

questions – including;• Paragraph 3.32A refers to the standards being sound

‘in terms of need and viability’. Is the evidence in the documents entitled ‘Viability Assessment’ and ‘Evidence of Need’ sufficiently robust? And

• f. Are paragraph 3.36 and Table 3.3 sufficiently aspirational?

E IP

HOUSING STANDARDS MINOR ALTERATIONS

questions

M I N O R A L T E R A T I O N S T O T H E L O N D O N P L A NH O U S I N G S T A N D A R D S

Housing Standards Review: Building Regulations Perspective

Richard Twine

LABC Head of Guidance

Technical Overview

Optional standards – translated into practical examples

Things to look out for – how to avoid clashes with building control

Implications for developers

Methodology: Planning Department gets approval from planning inspectorate to

include optional requirements in the local plan; Planning make Building Regulations optional requirements part of their

conditions for permission; The duty is for the developer to inform their Building Control body that

optional requirements apply to the submission; Building Control check and inspect the dwelling in accordance with the

optional requirements; Any enforcement of the requirements falls to Building Control and not

with planning.

The Optional Requirements

Nationally Described Space StandardsSits outside of the Building Regulations - DC to check compliance

Not a building control issue – please don’t make it one!Click icon to add picture

Click icon to add picture

© Presentations and their content are the copyright of LABC48 |

Nationally Described Space Standards Sets out requirements for the Gross Internal (floor) Area of new dwellings at a defined

occupancy as well as floor areas and dimensions for key parts of the home, notably bedrooms, storage and floor to ceiling height (2.3m for 75% of the dwelling)

Click icon to add picture

Single bed 7.5m2

& 2.15m w

One double bed min 11.5m2 & width 2.75m others 2.55m

min floor to ceiling height main living space is 2.3m for at least 75% of the Gross Internal Area

Gross floor area for 1b = 39m2 6b=138m2

Space Standards – what does this all mean?

Changes to the Building Regulations

Regulation 36 amended to introduce a new optional requirement

• Estimated water use to be no more than 110 litres per person per day (instead of the normal125 litres per person per day) where a planning authority makes it a condition of planning approval (in line with a policy in the Local Plan) - A policy could apply across a local authority area or just in part

• Only applies where required by a planning permission and it then becomes a building regulation matter

• It is the responsibility of the person carrying out the work to inform the BCB if the optional requirement applies

Part G – Water Efficiency -1st October 2015

Click icon to add picture

Click icon to add picture

Part G – Water Efficiency

Regulation G2 has been amended to allow for the requirements to be met using a “fittings-based approach”

• This allows compliance to be demonstrated without completing the Water Calculator

• Compliance demonstrated if all fittings at least as efficient as specified in new Tables 2.1 and 2.2

• Where fittings approach used the notice to the BCB should state so

• Consequential changes to the Water Calculator have been made -this is now in a new Appendix A rather than a stand alone document

The choice is yours: fittings approach or water calculator

OR

Part M - now 2 volumes – 1st October 2015

Removed reference M4 (dwellings) in Volume 2

Part M Volume 1 - Dwellings

• New Regulation M4 applies to dwellings only – and is in three parts; M4(1) – Category 1 Visitable Dwellings (as existing) M4(2) – Category 2, Accessible and adaptable dwellings M4(3) – Category 3, Wheelchair user dwellings

Now applies to new dwellings and material alterations but not an extension to a dwelling. Does not apply to Change of Use (Regulation 5).

Part M – Access to and use of buildings

Applies to all new build dwellings…

Now applies to new dwellings and material alterations but not an extension to a dwelling. Does not apply to Change of Use (Regulation 5).

Part M Volume 1 – DwellingsM4(1) - Category 1 Visitable dwellings

Key points• Provision for people to approach dwelling, including wheelchair users, step free where

possible.• Able to access dwelling from most likely point of alighting from a car• Able to enter the dwelling• Able to access habitable rooms at entrance storey (or principal storey if entrance storey

contains no habitable rooms)• Able to access a WC at entrance storey (or principal storey if entrance storey contains no

habitable rooms)• A disabled person who can walk can access any dwelling in a building containing dwellings

Guidance for planners…

Part M Volume 1 – DwellingsM4(2) – Category 2 Accessible & Adaptable Dwellings

Key points• Step free access to dwelling, car park space and any communal areas (e.g. waste

storage).• Step free access to WC and any other accommodation within entrance storey• Step free access to private outdoor space connected directly to entrance storey• A wider range of people including the elderly, disabled people and some wheelchair

users can use the accommodation and its facilities• Able to be adapted in the future

M4(2) – Accessible and Adaptable Dwellings - Approach to the dwelling Access routes must be step free, regardless of storey dwelling is on or gradient of

site. Where a communal ramp is used that is more than 300mm high there must also

be a stepped approach. Max gradient 1:12, min width 900mm (private), 1200mm (communal).

M4(2) Accessible and Adaptable Dwellings - Car parking

Where parking is provided…

Private in curtilage : 1 standard space (2.4 x 4.8m) that can be widened to 3.3m (not a garage or car port)

Communal to blocks of flats: 1 standard space close to communal

entrance 900mm access zone to side, and Dropped kerbs min 1m wide, max 1:12

Parking drop off, where provided Close to communal entrance Level or gently undulating Suitable firm ground surface

M4(2) Accessible and Adaptable Dwellings - Car parking

M4(2) Accessible and Adaptable Dwellings - Communal entrances

• 1500 x 1500mm level landing.

• Landing is covered to 1200 x 900mm.

• Accessible threshold (flood risk?)

M4(2) Accessible and Adaptable Dwellings - Communal entrances

If M4(2) 0r M4(3) dwellings are above ground floor then a passenger lift must be provided

M4(2) Accessible and Adaptable Dwellings – Principal Private Entrances (or Alternative Private Entrances)

1200 x 1200mm external landing. Landing covered min 900 x 600mm. Accessible threshold. Porch or lobby minimum 1500m between

doors and door swings.

All external private spaces to be served by a door meeting provisions for width, threshold, reveal and leading edges.

M4(2) Accessible and Adaptable Dwellings – Internal circulation and layout Corridors and doors to be wider, leading edge requirements to doors apply. Access to all rooms within the entrance storey is step-free. Entrance storey must contain a living area (living / dining room) with a window

max 850mm above floor level

M4(2) Accessible and Adaptable Dwellings – BedroomsApplies to all bedrooms – different access routes depending on bedroom type

Designer must demonstrate compliance through furniture layout

M4(2) Accessible and Adaptable Dwellings – Entrance Level Sanitary Facilities Every dwelling: Entrance storey W.C. and basin. Dwelling of 2-3 storeys, 1-2 bedrooms, W.C. complies with M4(1) Dwelling of 2-3 storeys, 3 or more beds, the W.C. also requires a level

access shower or ‘potential level access shower’ unless there is an accessible bathroom on the same storey.

M4(2) Accessible and Adaptable Dwellings - Bathroom provision

An accessible bathroom must be provided on the same storey as the principal bedroom.

Choose either a standard design or use the design guide to create bespoke layout.

Part M Volume 1 – DwellingsM4(3) – Category 3 Wheelchair user Dwellings

Key points:Within curtilage of dwelling (or building containing the dwelling) a step free approach to: • The dwelling• Every private entrance door, any private outdoor space, car parking space, and any communal

facility for occupants use• Internal WC at entrance storey• Other accom. at entrance storey

• The dwelling is to be adaptable for future wheelchair access• Services are accessible by people with reduced reach

Two types of wheelchair user dwelling;

• Wheelchair Adaptable Regulations 4(3)a - applies as default unless local authority has policy requiring dwellings to be;

• Wheelchair Accessible ( Regulation 4(3)b).

• Wheelchair adaptable properties have much greater flexibility in their internal layout (e.g access zones) – they are only intended to be capable of becoming wheelchair accessible after completion.

• Wheelchair accessible requirement likely to meet most common wheelchair user needs.• Certain provisions require that ability to be accessible is demonstrated

It is the legal duty of the person undertaking building work to inform Building Control which requirements applies.

Key PointsM4(3) Category 3 - Wheelchair user dwellings

Adaptable or accessible?

Same principals/requirements as M4(2) with the following extra provisions: Route 1200mm min width More restrictions on position and length of localised restrictions Level spaces 1500 x 1500mm at maximum 10m intervals and at both ends Maximum gradient 1:15 Where complimentary steps provided, single steps to be avoided Car parking (where provided) min 2.4 x 4.8m an access zone 1200mm to

one side and rear – INCLUDES garages and car ports

M4(3) – Wheelchair Adaptable Dwellings - Approach to the dwelling

M4(3) Wheelchair Adaptable Dwellings - Car parking

Where parking provided: Private in curtilage - Where it

has a space an access zone 1200mm to one side and rear

Includes garages and car ports Communal - a space with

1200mm clear zone both sides The side access zones can be

shared between spaces Clear headroom of 2.2m

M4(3) Wheelchair Adaptable Dwellings – Entrances and external doors

Communal entrances similar to private.

Both require 1500mm internal turning circle.

Both require 1200 x 1200mm canopy.

Key PointsM4(3) Category 3 – Other External Doors

Requirements for private doors giving access to a private garden, balcony, terrace, garage, car port, conservatory or storage area.

Doors must comply with some of the principal entrance door requirements - level threshold, minimum width, access to edges.

Requirements for leading and following edges, level thresholds and maximum reveals remain.

Key PointsM4(3) Category 3 – Internal circulation and storage

• Corridors 1050mm min, internal doors min 850mm.

• Restrictions on door positions near corners, turning circle required if outward opening door less than 800mm from corner

• 300mm nibs to leading edge and 200mm to following edge

• 1100mm x 1700mm space in entrance storey for wheelchair storage with power socket and1200mm accessible space required to the front.

• Additional requirement for general storage areas, with minimum 900mm headroom

M4(3) Wheelchair Adaptable Dwellings – Circulation and living spaces Staircase as category 2 but requires stair lift

power socket Additional provision to be made for future

provision of a through floor lift:i) Liftway provision is 1100mm wide x 1650mm

long and linking all floors

ii) Drawings demonstrate how liftway provided without structural alteration or affecting compliance with any other requirement

Minimum size requirements

for entrance storey living areas Drawings demonstrate how

kitchen can be adapted to

M4(3b) standard Minimum worktop length

M4(3) Wheelchair Adaptable Dwellings - Bedrooms

One bedroom close to an accessible bathroom. Every bedroom to have clear access routes. Principal double bedroom:

i) On entrance storey or adjacent storey;

ii) Minimum 3m wide, minimum 13.5m2; and

iii) 1m wide access to each side and foot of bed (clear of furniture) and 1200 x 1200mm manoeuvring space on either side of the bed.

Every other double or twin bedroom minimum 12.5m2 and 3m wide, 1m clear access to one side of bed

Every single bedroom 8.5m2 and 2.4m wide.

M4(3) Wheelchair Adaptable Dwellings - Sanitary provision

M4(3) Wheelchair Adaptable Dwellings - Sanitary provision

W.C. facilities on the entrance storey, either:

i) A wet room with tanking and floor gulley (which may be a bathroom) containing a W.C., basin and level access shower; or

ii) Where the dwelling has a bathroom and W.C. on the same storey the W.C. is reduced provision (dia 3.14).

M4(3) Wheelchair Adaptable Dwellings - bathroom provision

Dwellings up to 4 bedspaces: bathroom on same level as principal bedroom with W.C., basin, and a level access shower with ability to have bath installed above it (unless bath installed elsewhere on same storey).

Dwellings of 5 or more bedspaces: a bathroom and a shower room, either of which may be an en-suite.

Drawings should indicate how the bathroom can be adapted to wheelchair accessible.

M4(3) Wheelchair Adaptable Dwellings - private outdoor space

Definition: gardens, balconies, roof terraces

Paved areas have suitable surfaces Minimum width of outdoor spaces is

1500mm 1500mm level turning circle free of door

swing and at ends of path A level or gently sloping path to every

private store, refuse or recycling

Wheelchair Accessible DwellingsM4(3) Category 3(b) Key Differences

The differences apply only to internal features, not access or communal routes

Wheelchair accessible lift installed with 1500mm turning circle at every level and power operated door

Many more controls over services, including type of sanitary fittings and accessibility of additional controls

Key differences to kitchen and bathroom design

Wheelchair Accessible DwellingsM4(3) Category 3(b) Kitchens

A continuous section of worktop includes sink, drainer and hob

Worktop is either height adjustable or re-fixable

Water supply flexible, drainage flexible or adaptable

Clear leg space underneath up to 700mm above floor level, no fixed white goods

Space for an installed oven centred at 800-900mm above floor level

At least 400mm of worktop to one side of ovens and fridges

Wheelchair Accessible DwellingsM4(3) Category 3(b) – Sanitary FacilitiesDifferent diagrams are provided illustrating accessible bathroom layouts and clearances. Rooms take up significantly more space

Part M – Any Questions?

Part Q - Security – 1st October 2015

Including Change of Use

Potential problem?

Change of use: all accessible windows and doors to be changed!

Change of use, conservation area, requires timber windows, possibly even single glazed?

AD Q does not contain guidance for relaxation in conservation areas, listed and historical buildings.

Unlike Appendix B for doors, no alternative compliance methods for windows…

So if they aren’t tested to specific standards, how do they comply?

What next for energy efficiency?

Let’s focus on getting L1A 2013 right!

The Performance Gap -what is it?

the difference between the intended energy performance predicted by the designer, and the actual energy performance when the building is handed over and in use.

How it’s built and occupied falls short of expectations, and does not meet the designed energy standards (Part L).

Does it do what it says on the tin?

The challenge…

“we require immediate pan-industry activity to trigger a cultural shift so that as-built performance becomes a core element of delivering high quality new housing” ZERO CARBON HUB 2014

Thankyou

Questions for the panel

How?Why?What?When?Who?

We need your feedback

This is nice, but we want more

• We need to know what you think

• Comments triply welcome

• We read all of them• We use your ideas to

change what we do and how we do it

Follow-up evaluation• We employ Arup to follow-up on our work

– On reflection, was today actually useful?– 10 mins of feedback in return for £100’s of support

• Our board use this to decide what we do with our grant. If we don’t get positive feedback we are unlikely to continue

Recent & forthcoming PAS activity

• PAS Autumn Conference• Neighbourhood planning events – about

evidence base support• For members – Leadership essentials courses

on the new government initiatives and updating local plans

• Look out for news, new support and events in our monthly bulletin!

Three things to do before 10am tomorrow:

1. Sign up for the PAS Bulletin.

2. Follow us on Twitter.

3. Sign up to the Khub.

Please leave your badges

The support doesn’t end now: