To implement the findings of the 2012 Housing Standards Review, the government has issued draft technical standards on five areas of residential design that it intends to incorporate into Building Regulations – security, water efficiency, access, energy and space standards.
The new simpler security standard is intended to reduce reliance on the more wide-ranging Secured by Design, and the new access standards are designed to reduce the widespread use of the costly Lifetime Homes standard.
The Housing Standards Review was launched in October 2012 with the objective of cutting red tape and limiting house building bureaucracy. Its main recommendation was to incorporate energy efficiency standards – previously part of the Code for Sustainable Homes – into Building Regulations.
Geoff Wilkinson ICIOB, an approved inspector, commented: “Much was said about the Bonfire of the Regulations and the watering down of the system. In fact the intention has always been to have standards – the discussion is about whether these should be set in umpteen various local guides and standards enforced under the planning system, or in a more recognised coded format – eg under Building Regulations.
“Assuming that this does happen, planners and building control will need to work more closely together and it would be wise to engage building control at or before the planning stage rather than after planning is granted as is currently the situation.”
Details of the draft approved documents are summarised on the Build Positive blog.
The key proposals are:
- A mandatory new security standard (draft Approved Document O) to prevent break-ins and burglaries will be based on PAS 24, Optional Requirements On Access (draft Approved Document M), which can be “introduced where justified by need and viability” for older residents and wheelchair users.
- An optional technical standard for increased water efficiency (draft Approved Document G) at 110 litres per person per day. Currently, building regulations stipulate 125 litres per person per day.
- A new draft national space standard for new homes, starting at 37 sq m for a studio apartment. However, this standard will be not be mandatory.
The DCLG has also published an updated impact assessment by consultant EC Harris indicating the scale of savings that could be achieved by the industry, updating the evidence published in 2013.
It compares the per dwelling cost of complying with the current standards and the proposed new standards, for a medium-sized scheme of 50 dwellings:
- Secured by Design £299 to £352; New Security Standard £40 to £107
- Lifetime Homes £1,082 to £4,726; Category 2 access £520 to £940
- Water Efficiency £0 to £2,697; Single Standard 110 litres/day £0 to £9
- Code for Sustainable Homes £0 to £31 435; Building Regulations £0
