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Also in this issue: Social Housing Act
Demands Higher Standards Devolution and Decarbonisation: Accelerating England’s Net Zero Goals.
As a new dawn emerges for the vision of UK housing, recent reports and policy announcements are welcomed news for all working in the industry. Housing Industry Leaders explores what this means for housebuilders and tenants in the UK.
In this issue, Housing Industry Leaders analyses how the true impacts of the cost of living crisis are being measured, whether the new Social Housing Act will demand higher standards, and gives you an insight into the biggest public sector announcements of the month.
With a specific focus on how the social housing sector can expand its housing stock faster, Housing Industry Leaders dives into the most topical discussions and debates about the future of the housing industry.
Hannah Wintle h.wintle@peloton-events.co.uk March Chelsea Bailey Hannah Wintle Designer Paul Rose Multimedia Editor Floyd“Scotland is taking Passivhaus one step further through new policy approaches”
Measuring the true impacts the cost-of-living has had on tenants can be hard to calculate as it continues to grip the social housing sector. Looking to address this, the National Federation of ALMOs surveyed its members to get a clearer picture of the issue.
The country is in the middle of the worst cost-ofliving crisis in decades which is disproportionately affecting the poorest because inflation has driven up the cost of essentials.
Breaking down the level of this impact, the survey drew on data provided by 28 local authorities and ALMOs across England which collectively manage around 294,000 local authority homes.
Key findings from the research included the rising volume of calls for help, increased rental arrears, inadequate additional financial support, and according to the National Federation, a welfare system not fit for purpose.
Expanding on these points, it was declared that nearly all income managers report increased food bank use, increased demand for their support services and increased demand for hardship funds.
A staggering 85 per cent report higher rent arrears and close to three quarters report increased pressure on local homelessness and housing advice services. “Due to the fallout from the pandemic period into the cost-of-living crisis, support services have been inundated with the need for crisis help.”
Affordability has been an issue for those already impacted by welfare reform, so discretionary housing payments have risen significantly along with other hardship funds.
These findings have increased calls for urgent help targeted at low-income households. The evidence of this survey is that so many are struggling to maintain regular rent payments, despite their lower housing costs.
Data suggests just over a third of households in the council housing sector receive Universal Credit, and the same proportion Housing Benefit. For many, this will completely cover their rent payments but some groups – often those already at risk of extreme hardship such as lone parents and disabled people –face a shortfall.
They include those who pay an under-occupancy charge, those whose benefit is capped, and those with ‘nondependent deductions’. The move to Universal Credit is reducing the visibility of some of those being pushed towards the edge.
Under the legacy Housing Benefit system, income managers know who these households are and can target help towards them, but this knowledge is not shared under the Universal Credit system, making it harder to target support.
The total number of households in arrears has risen four per cent, from 97,220 to 101,203. The amount they owe has risen by 11 per cent to over £60 million. The average amount owed by households rose from £427 to £527 (up 23 per cent – or approximately an additional week’s rent).
Some authorities and associations are targeting funds and resources to help mitigate some of the cost-of-living impacts residents are facing.
For example, Wandsworth Council created a cost-of-living hub which provides comprehensive information on a range of support available within the borough.
Building on this, In November 2022, the local authority set up a Cost of Living Commission (due to conclude in Winter 2023) which is looking at the long-term change required to support residents with this challenge and future challenges.
South Tyneside Homes worked with its parent council to set up 60 warm spaces across the borough, where drop-in sessions from various support services were held and wraparound services provided.
A cost-of-living services directory was set up detailing all the support services available to residents. A ‘Social Navigators’ project was established to support those who are less able to access services without support and guidance, including the financially and digitally excluded.
93% of income managers report that they had seen increased use of foodbanks among households since the start of the cost-ofliving crisis; and a similar percentage (89 per cent) had seen increased demand for their support services, for example financial and debt advice.
85% of income managers had seen higher rent arrears.
81% of respondents had seen increased demand for hardship funds, with 56 per cent reporting increased demand for discretionary housing payments.
56% reported increased arrears action since the cost-of-living crisis, although a lot of this is likely to be due to clearing the backlog of action that built up during COVID-19 and the moratorium on evictions.
On a geographical level, the impacts of the cost-ofliving have been felt disproportionally. However the small database of respondents to the survey does have an impact on the generalisability of the study. Despite this, as seen in the table below, Local authorities and ALMOs in the North have the highest percentage of households in arrears, followed by London, with Central and South regions the lowest. The average amount owed in the North is also comparatively high, roughly seven weeks.
Through qualitative feedback, it was found that: “Organisations in the North cited the impact of the cost-of-living crisis, low incomes and fluctuating low wages for the arrears. Research undertaken by the Centre for Cities has found that inflation has been significantly higher in Northern cities due to consumption and spending patterns, and households have been more exposed to energy and petrol increases.”
“In our previous surveys, households in arrears in London have consistently had higher levels of arrears than any other parts of the country, and this is still the case this year, with households carrying an average of nine weeks’ rent arrears.”
Average % of households in arrears and average they owe in each respondent organisation by region (March 2023).
Identification of the problems facing authorities and their tenants was only a portion of the overall research, with the authors giving recommendations for the DWP and central Government.
Regarding Universal Credit specifically, the core recommendation was to: “Establish a minimum income below which UC payments must not drop, ending deductions that push households towards destitution.”
A large focus from authorities has also been to ensure that barriers are broken for younger people. One way this might happen is through a move away from traditional monthly UC payments, to bimontlhy. This will help those on zero hour contracts, and others in fluctuating employment such as seasonal work.
As well as changes to Universal Credit policy, the authors also provided recommendations for wider welfare reforms. The report deliberated the repeal of the under-occupancy charge and the benefit cap. Also, it was stated: “Lift Local Housing Allowance caps from 2020 levels to cover the bottom 30 per cent of private rented sector rents in each area.
Until the under-occupancy charge and the benefit cap have been abolished, and the Local Housing Allowance caps lifted, increase Discretionary Housing Payments funding.”
There were also calls for central government to work more closely with local authorities and ALMOs in the period up to 2024/5 to develop a partnership approach to moving claimants across to Universal Credit.
Part of this would be the development of a data sharing agreement with local authorities and ALMOs to let local housing teams know which households will be affected and when, to allow targeted support.
“Central government need to work more closely on a regional and local level to address issues”
The easiest way to track the housing crisis and how the UK is attempting to get out of it is to take a step back and look at the planning systems and barriers to delivering housing programmes.
A recent report by APSE aimed to set out the state of play for each region of the UK, and considered the role local councils can play through their planning and housing responsibilities.
By this, they mean: “Places in which people are able to meet most of their daily needs within a short walk, wheel or cycle. This concept is referred to by some as 20-minute neighbourhoods or 15-minute cities.”
Whilst the report recognised that the concept of 20-minute neighbourhoods and 15-minute cities has faced opposition and raised concerns in some places, they clearly stated that enabling more people to meet their daily needs more locally, which therefore reduces their need to travel by car and promotes active travel, has multiple benefits.
Where this can be achieved, with equitable outcomes. This recognition is demonstrated by the Scottish Government adopting a local Living and 20-minute neighbourhoods’ policy within National Policy Framework 4, which has a policy outcome of ‘a network of high-quality, accessible, mixeduse neighbourhoods which support health and wellbeing, reduce inequalities and are resilient to the effects of climate.’
While the policy comes from a national level, it has become abundantly clear that housing programmes of all types are best delivered by local authorities.
Echoing this, the report highlighted: “Local councils need to be properly resourced and supported to enable them to maximise the effectiveness of their planning function.”
Planning isn’t the only bottleneck for the housing sector; however, the ‘blame’ is often pushed down the chain back to planning levels.
This highlights the critical opportunity the sector has to improve planning at a local level and set the industry up for success.
Another thing to consider is the interconnection of other industries and sub-sectors. Fixing planning issues in the housing sector has knock-on implications on health and the environment.
Reporting on this, the APSE explained: “There should, therefore, be a policy priority and England, Wales and Northern Ireland should amend their national planning guidance and frameworks to embed the concept as Scotland has demonstrated.”
Establishing this priority at the national level should also make sure that the Planning Inspectorate for England and Wales and the Planning Appeals Commission in Northern Ireland are placing weight on the policy in decisions and in examining plans.
While amending planning policy is important, there also needs to be cross-government support for creating complete, compact and connected communities through based interventions.
As the sector, and all parts of society look to digitalise, there must be a focus on obtaining and distributing data in an easy and accessible way. A range of datasets exist but local councils could be supported to work more efficiently and effectively if there was clarity about available datasets and how they can be accessed so each local council is not reinventing the wheel.
On specific data, Housing Industry Leaders heard: “Data on some elements, such as baselines on carbon emissions and carbon budgeting, also still needs to be developed. Such data should inform the initial policy development, but it is also needed on an ongoing basis so the impact of interventions can be monitored and evaluated.”
As with previous years, the survey continued to collect longitudinal data to gauge changes in local authority perceptions and approaches to affordable housing.
As Figure 4 highlights, the vast majority of respondents characterised the need for affordable housing to be moderate or severe.
Those considering it to be severe have risen from 58% in 2016 to 67% in 2023, although this is very slightly below the 69% recorded in the 2022 results.
“This needs to be reflected in policy and funding decisions, in relation to the investment in new schools, health facilities and active travel.”
The survey found that 57% of respondents identified the planning system and section 106 agreements as the dominant model of delivering social and affordable housing in their local authority areas (see Figure 4), this is up 10% from the results of the previous year’s survey.
It is also interesting to note that direct delivery has declined from 23% to 16% between 2022 and 2023. This was also reflected in responses to a question about whether local councils had, or were considering, setting up a local housing delivery company.
In 2017, 52% of respondents said they had set up, or were considering setting up, a wholly owned subsidiary of the council.
Between 2018 and 2022, the responses ranged from 42% - 43% but in 2023 this has declined to 35%. This shift perhaps reflects the challenge local councils are facing from limited resources or pressures on costs as a result of the recent hikes in inflation.
Taking a look back at Scotland, there has been an implementation of the Place Standard Tool. This has been jointly formed by NHS Health Scotland and Architecture and Design Scotland and according to the APSE, provides a simple framework to structure discussions about a place to inform an assessment of its strengths and weaknesses.
The Tool asks 14 questions relating to themes covering both the physical and social elements of a place. These themes include ‘moving around’, ‘natural space’, ‘housing and community’ and ‘feeling safe’.
Participants aim to score a place for each theme and when these scores are plotted on a simple diagram, such as the one shown below, they help inform thinking about priorities for improvements.
Example of the Place Standard Tool
The survey sought to explore whether respondents whose authority had committed to the creation of complete, compact, connected communities felt that progress was being made towards achieving that commitment.
According to the APSE, there was wide-spread feeling that progress was being made to various degrees. Respondents specified, for example, that progress was being made through new corporate strategies and through transport plans.
While some said that it was too soon to say, only seven out of the 138 respondents (5%) said they did not believe that progress was being made.
This shows positive progress being made overall in the sector and could help spur the authorities not making progress to join the surrounding ones to make the changes required.
“We are aiming to have 70% of our borough as a livable neighbourhood in the next four years, as well as being net zero as a borough by 2030.”
In consultation with Welsh Government, CHIC has created four Dynamic Purchasing Systems for Welsh Social Landlords to deliver retrofit works These include Consultancy, Compliance, Installations and Materials.
The scale of retrofit required for existing homes is an enormous challenge but it can provide for significant investment to the benefit of local communities Welsh Government is providing funding to Welsh Social Landlords through the Optimised Retrofit Programme (ORP).
The Welsh Building Safety Fund (WBSF) is focused on addressing fire safety issues in multi-occupied residentoal buildings over 11m high in Wales This is a whole building approach to building safety, not just cladding. It provides Responsible Persons the opportunity to access support for undertaking comprehensive fire safety surveys in order to produce a Fire Safety Building Passport which identifies defects, remedial actions and their timescales Funding is also available in certain circumstances to carry out Building Safety works, particularly around cladding
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CHIC is a collaborative, not for profit, member owned and governed consortium that delivers compliant procurement solutions and commercial support to our members in partnership with the supply chain. We secure savings for our members and are committed to the delivery of improved environmental outcomes and added social value through all that we do
After receiving royal assent in July, the Social Housing Act has officially passed into law and with it, new regulations to which social housing standards must comply. Housing Industry Leaders examines these new reforms, and explores to what extent they will improve the lives of residents throughout the nation.
At present, four million households, or 9 million people, live in rented social housing which equates to 17% of all households in England.
Among the reforms introduced within the act are new powers for The Regulator of Social Housing, who are now set to conduct regular inspections as well as being able to issue landlords with unlimited fines.
Furthermore, social landlords will be subject to strict timeframes when it comes to addressing hazards, and social housing managers will be required to have qualifications.
Designed to improve the quality of life for those living in social housing, there is an emphasis on holding rogue landlords to account, and ensuring that the tragedies of recent years go unrepeated.
The law will bring about the following changes:
1. Strengthening the Regulator of Social Housing to carry out regular inspections of the largest social housing providers and the power to issue unlimited fines to rogue social landlords
2. Additional Housing Ombudsman powers to publish best practice guidance to landlords following investigations into tenant complaints
3. Powers to set strict time limits for social landlords to address hazards such as damp and mould
4. New qualification requirements for social housing managers
5. Introducing stronger economic powers to follow inappropriate money transactions outside of the sector
The standards of social housing have repeatedly come under scrutiny over recent years in the wake of such tragedies as the Grenfell Tower fire and the death of toddler Awaab Ishak following his prolonged exposure to mould.
Describing the Act as a ‘historic moment’, Polly Neate, chief executive of housing charity Shelter, said: “Six long years on from the Grenfell Tower fire, this legislation is the result of tireless campaigning by Grenfell United and other activists to improve the way social tenants are treated.
“The landmark legislation means social landlords must be professionally qualified and can be properly held to account for the homes they let out. The Act should mark a step change in ensuring tenants have homes which are fit to live in, and that nobody’s life is put at risk, as has happened too many times before, from Grenfell to the tragic death of Awaab Ishak.
“As we look to the future, it is important to remember that stronger regulation alone cannot fix this country’s serious housing problems. Social housing has a vital role to play in providing decent, secure homes that are genuinely affordable for
people, but to do that it desperately needs more government investment to both improve the existing homes and build new ones.”
In 2017, the fatal Grenfell Tower fire on the Lancaster West Estate in the Royal Borough of Kensington and Chelsea (RBKC) resulted in the deaths of 72 people. The spread of the fire, which is thought to have started due to an electrical fault, was exacerbated by unsafe external cladding.
Since then, tighter regulation on social housing has been heavily campaigned for, particularly by Grenfell United, an organisation primarily made up of survivors and bereaved families seeking justice for their lost loved ones and calling upon the government to clamp down on social housing standards.
“Tighter regulation will improve the standards across the housing sector.”
Continued In response to the Act, a spokesperson for the group said: “Grenfell should have been the catalyst for change, but it’s taken the government six years to commit to new legislation.
“For six years, we have fought tirelessly for a Social Housing Regulation Bill that will create a legacy for the lives that were lost to ensure they are remembered for the changes that came.
“We hope that this legislation will go some way towards the positive change the social housing sector so desperately needs to improve conditions for tenants.
“Higher consumer standards, a proper complaint process, Ofsted-style inspections by the regulator and professional social housing management can only be a step in the right direction.”
The Act also recognises ‘Awaab’s Law’, specifically in its demand for landlords to address reported health and safety hazards within a strict timeframe.
In 2020, two-year-old Awaab Ishak died due to a respiratory condition caused by mould in the one-bedroom flat he lived in with his parents in Rochdale, Greater Manchester.
The campaigning that followed has culminated in the inclusion of the law in the Social Housing Act, and encompasses a wide variety of health and safety hazards, including not only damp and mould, but also fire safety.
Housing Secretary Michael Gove said the Social Housing Act was “an important step towards righting the wrongs of the past.
“The Social Housing Act will help to ensure that tenants get the safe, warm and decent homes they deserve – and those who have seriously neglected their responsibilities for far too long will face the consequences.”
With the Act having officially passed into law in July, social housing providers must now meet the new requirements laid out in order to provide legally safe housing.
However, many social housing residents have been enjoying the standards the Act now mandates, with practices already in place prior to the Act’s assent into law.
James Caspell, Director of the Lancaster West Neighbourhood Team and Grenfell Housing Services, as well as being a Fellow in the Chartered Institute of Housing, welcomed the passing of the Act, heralding
it as “a recognition of the fundamental importance of homes and particularly the social homes in our country.”
Lancaster West, the estate surrounding and including Grenfell Tower, is the largest council estate in Kensington and Chelsea. Following the tragedy, a commitment was made by all levels of government to deliver a “21st century model estate.”
James explained: “Lancaster West is very much a testing bed for a new gold standard of housing for residents of Lancaster West and former residents of Grenfell Tower.
“What we’re trying to do is extract the best practice where possible and roll out borough wide.”
“We hope this legislation will go some way towards positive change
He said of the Act: “In terms of the standards that it’s setting, it’s something certainly since the tragedy, and the Council having brought back in the management of its council housing, it’s certainly in line with the direction of travel we want to go in, in terms of ensuring that everybody lives in a home that is safe and secure.
“Our council plan sets out the ambition for our borough as a whole to be greener, safer and fairer.
“In terms of focusing on the improvement that’s needed in social housing, I think the vast majority of housing professionals recognise that is a big step in the right direction.”
James also expressed the importance of engagement with the sector, including working closely with Grenfell United to listen and learn from the Grenfell Tower inquiry.
Many of the practices in place on the Lancaster West Estate have been in place long prior to the Act’s assent, including inspecting homes and being proactive in issues surrounding damp and mould. Their condensation and mould tool kit is designed to alert to potential issues before they arise by making use of air quality monitors which indicate high levels of humidity, rather than waiting to see signs of damp and mould. In doing so, the council are avoiding disruption to residents as well as costs of repair should any damage occur.
James and his team joined RBKC after the Grenfell Tower tragedy, with the view to transform the services to a level the borough can be proud of. Part of their work in this regard is following the borough’s commitment to be greener, safer, and fairer, through which they have pledged to make all of their social housing carbon neutral by 2030.
The Act delivers on reforms set out in the Social Housing White Paper, and the government’s Social Housing Resident Panel, which brings together social housing residents from across the country and invites them to share their views on improving quality and living conditions, continues to influence government policy.
Resident engagement therefore plays a huge role in delivering appropriate standards across social housing, and is something that RBKC put an emphasis on in their practice.
“We go far beyond the typical approach to resident engagement and truly embrace co-design and everything that we do,” James said. Having co-designed their new homes standard for the estate with residents, over half of those living on Lancaster West estate have benefitted from full internal refurbishments, with over 150 changes based on resident feedback.
These have included altering the depth of kitchen sinks to allow for large cooking utensils and cookware, and adding bidet hoses to accommodate the cultures seen within the demographic of the estate.
James added: “There’s no decision too big or small to have some resident input into, and that’s something borough wide we’re looking to do as well.”
Ultimately, the aim of the Social Housing Act is to introduce stricter regulations which will hold landlords to account for the quality of housing they provide, while ensuring their tenants are living in safe, comfortable conditions.
In the endeavour to deliver a good standard of housing throughout the nation, emphasis falls upon involving and listening to residents about their housing needs and concerns, with the hope that future tragedies may be prevented.
“It is incumbent on the housing sector to learn lessons itself rather than just wait for the government or others to come along and tell us the answers. But at the same time, as is not unusual in any complex society where tragedies occur, there is the need for legislation to come in and ensure that there is a bare minimum.”
by Hannah Wintle
Earlier this year, the Scottish Government announced their intent to introduce legislation to deliver “a Scottish equivalent to the Passivhaus standard” by December 2024. Housing Industry Leaders explores what a Scottish Passivhaus policy will look like, and why it is necessary.
As of August 2022, domestic buildings accounted for 26% of total carbon emissions in the UK, according to the Office for National Statistics. Finding a way to decarbonise the UK housing stock, therefore, is a huge priority if the nation is to meet its climate targets, and as such, attention is turning towards the Passivhaus standard and the threedecades-worth of evidence in its favour.
According to the Passivhaus Trust, the standards are ‘a tried & tested solution that gives us a range of proven approaches to deliver net-zero-ready new and existing buildings optimised for a decarbonised grid and augmented for occupant health and wellbeing.’
The success of its fabric first approach has been proven across over 30,000 buildings that have been constructed to the standard, which all benefit from excellent indoor comfort levels while reducing the need for carbon-intensive heating and cooling measures.
These measures not only diminish the property’s carbon footprint, but also slash the occupants’ energy bills, and can reduce the impact of various health conditions due to comfort levels rising, making it a great option for social housing.
By contrast, homes built under Scotland’s current standards aren’t as energy-efficient as they were initially designed to be. This energy performance gap currently sits at an average of 60%, revealing the significant difference between anticipated and actual performance.
The Scottish government officially announced plans to introduce a Scottish equivalent to the Passivhaus standard on 10 January 2023, after it was initially proposed as a private members’ bill by Alex Rowley MSP last year.
In a statement by Patrick Harvie, Minister for Zero Carbon Buildings, Active Travel and Tenants’ Rights, during which he acknowledged Scotland’s need to both cut carbon emissions and reduce energy bills for residents through improving energy efficiency, emphasis was placed on the importance of raising building standards in order to reach net zero.
“I’m pleased to confirm to Parliament that we will be bringing forward changes to building standards that will deliver a further step-change in energy performance of new buildings in Scotland,” he said.
“And so, as required under Rule 9.14.13 and 13A of standing orders, I can confirm that the Scottish Government will make subordinate legislation within two years to introduce new minimum environmental design standards for all new build housing to meet a Scottish equivalent to the Passivhaus standard, in order to improve energy efficiency and thermal performance.”
The legislation will come into effect from December 2024, meaning that all new build housing from that point onwards must adhere to the new standards.
In response to Scotland’s decision, Jon Bootland, CEO of the Passivhaus Trust expressed the Trust’s support. He said: “Statements including “a Scottish equivalent to the Passivhaus standard” and “explicit support for Passivhaus and equivalent standards” fill us with hope.
“It is a truly forward-thinking approach by the Scottish Government and a positive response to the 2021 Scottish Climate Assembly recommendations.
“They are to be applauded for taking this crucial step towards meeting their Net Zero/ Climate Emergency goals. Now we must ensure that the Bill is well developed and implemented to deliver the greatest impact on the actual performance of new homes in Scotland”.
“Expanding the benefits of Passivhaus throughout Scotland will position the country as a world-leading housebuilder”
While this new policy certainly sounds impressive, delivering on these new standards is dependent on an indigenous supply chain and appropriate resources being in place before any work can commence at scale.
This is a huge undertaking, and as of yet, the Scottish government has yet to explicitly define what the ‘Scottish equivalent’ of the Passivhaus standard will look like.
Neither have they released the exact cost of housebuilding, though developers can be confident that building to these new standards will cost more than the regulations currently in place.
In 2019, The Passivhaus Trust estimated that meeting the standard would cost approximately 8% more than meeting building standards, which reduces to 4% when delivering homes at scale.
However, as building standards have risen, the estimated cost increase is lower, though without an exact definition of what the Scottish Passivhaus standard will be, it is impossible to say what cost increase developers can expect come December 2024.
This higher cost has proven itself an obstacle in the wider adoption of Passivhaus since the method’s development in the 1990s, and some Scottish housebuilders argue that cuts to Scotland’s Affordable Housing Supply Programme have already created challenges for the sector.
Adhering to this new standard, they argue, could slow down efforts to deliver housing at the speed and volume required during the housing crisis.
As such, in order to ensure that meeting the standard is affordable, there are calls for the Scottish government to provide significant support in the way of funding. This would also reinforce their message that they are serious about backing the standard, and the major change it means for the Scottish housing sector.
Housing Industry Leaders spoke to Passivhaus Designer Matthew Clubb, who believes government support should instead be directed towards addressing the skills gap.
“I don’t think the Scottish Government needs to do anything to address the additional costs of Passivhaus, the big thing that needs support is the training,” he said.
“We need local training hubs delivering this. Maybe they do it through the colleges because they’re already doing construction apprenticeships, and it would be great for them to put it into the Scottish curriculum and just roll out that way. I think that’s probably the biggest suggestion I’d make.”
Matthew also emphasised the importance of ensuring quality: “If you’re trying to do Passivhaus, you’ve got to have a robust quality control process in place. And so I think what’s needed is, and I’m sure there’s a team working with Scottish Government on this, but we need to make sure that the quality control process is really sort of robust and in place for this.”
While further efforts will need to go towards bridging the skills gap and delivering on quality, Scotland are ahead in Passivhaus training than lots of other countries and have already delivered multiple successful schemes.
There are also concerns over residents turning off their mechanical ventilation systems, leading to damp and mould problems. Therefore, when it comes to delivering these homes at scale, an element of resident education may have to be considered to ensure the properties run as intended.
“Investing in training is the best way the Government can support Passivhaus”
“We also have designed and completed the world’s first Passivhaus Leisure Centre and currently working on several more Passivhaus leisure centre facilities and community projects as well as being on site at the moment with 21 Passivhaus social housing apartments in Exeter for Exeter City Council.”
Scotland isn’t alone in delivering policy to promote a new decarbonisation regime, though depending on what its equivalent to the Passivhaus standard looks like, it may be the most extreme.
In 2019, the UK government announced The Future Homes Standard, a set of rules to ensure that new homes and buildings produce 75-80% less carbon emissions than previous regulations dictated.
After it is implemented in 2025, all future homes need to be net zero ready from 2025, without the need for further retrofit work.
The new building regulations introduced have been speculated to include improvements to insulation and airtightness, something key to the Passivhaus Standard.
Gale & Snowden Architects Ltd are one UK firm that are already delivering Passivhaus social housing. They are at the forefront of Passivhaus Design in the UK, having been leaders in low energy social housing projects for over 30 years and working for various councils and social housing providers throughout the country.
Despite the differences in approaches, the decarbonisation of housing is essential in meeting the climate targets of individual nations and the UK as a whole, and it will take the public and private sectors collaboration to deliver on these targets.
Through our housing events across the UK, Housing Industry Leaders brings together key players and regional decision makers, to promote and enable a united front in the efforts against climate change. In uniting the public and private sectors to network, hear unique insights from experts, and forge lasting connections, these one-day conferences offer unparalleled opportunities to secure solutions for housing needs throughout the nation.
To find out more about our events, including our upcoming Housing Industry Leaders Scotland Conference, visit us at https:// housingindustryleaders.com/upcoming-events/
Credit: Alsecco and Elizabeth SavageDavid Gale, Director at Gale & Snowden Architects Ltd
by Hannah Wintle
As the UK approaches its net zero deadlines, the power to deliver regional decarbonisation measures is increasingly shifting away from Westminster. Hydrogen Industry Leaders explores to what extent devolution has played a role in the journey to meet climate targets throughout the nation.
In their Levelling Up White Paper, which was unveiled in February, the government decreed that: “By 2030, every part of England that wants one will have a devolution deal with powers at or approaching the highest level of devolution and a simplified, long-term funding settlement.”
Of these initial deals, nine saw powers devolved to a mayoral combined authority (MCA), comprised of local council leaders and chaired by an elected metro mayor.
These powers enabled regional decisions to be made over transport, skills, and economic development, though no powers were granted to specifically aid in retrofit measures.
According to an Institute for Government report from earlier this year, the role that devolved mayors play in decarbonising buildings is limited, given that they don’t have control over large housing stocks as local councils do.
However, the report states: “They have the potential to play a much bigger role. By co-ordinating and aggregating demand at a regional scale, they can encourage greater private investment into the sector. The government should support these efforts by devolving multi-year funding for retrofit to devolved mayoral authorities.”
The journey to this point has already spanned over two decades. London was the first city region in England to be granted devolution powers under the Labour government in 2000, creating the role of the Mayor of London and the London Assembly. However, the current and ongoing process of devolution didn’t commence until 2014, when negotiations with major urban cities began, and the first 10 bespoke devolution deals were delivered between 2015 and 2019.
This change could be on the horizon, with the first trailblazing deals to grant deeper powers already on the cards for Greater Manchester and the West Midlands.
“Devolved powers know their communities better than anyone, so should be responsible for the delivery of net zero.”
Under the original devolution deals to be granted in England, there was no obligation to deliver on net zero promises, though, as the report points out, many metro mayors set net zero targets nonetheless.
This, the report argues, reflected that these regions understand their responsibility when it comes to cutting regional emissions and, specifically, the role city regions must take to lead the way in decarbonising the economy.
In spite of these targets, these MCAs were forced to acknowledge that the ultimate power to deliver on them still lay in Westminster.
However, carbon emissions from sectors including transport and manufacturing still need to be cut in order to make headway on these targets, and this is where the policies of MCAs are supported by their devolved powers.
Multi-year budgets to invest in transport infrastructure mean that MCAs can attempt to reduce the number of carbon-intensive vehicles on the road through both their investment into public transport, as well as being able to coordinate public charging infrastructure for electric vehicles. Furthermore, in managing the adult education budget for their region, mayors can ensure that regional green sills requirements are met, which aids in industrial decarbonisation efforts.
“Experience from other parts of devolutions agreements can be brought into the housing sector and boost delivery of low-carbon homes”
In March 2023, the government announced plans for GMCA to receive additional powers through a trailblazer deeper devolution deal.
This will enable the city-region to take control of their retrofit and energy efficiency measures from 2025 onwards, as funding will be allocated rather having to rely on successful bids on national energy efficiency retrofit schemes.
Councillor Tom Ross, the Green City-Region portfolio lead for GMCA and leader of Trafford Council, said: “It gives us freedom. What we will have as part of the powers and the single settlement is similar to what Scotland and Wales has in terms of funding measure at the moment, which means that we will have the freedom to make decisions that are right for across Greater Manchester.”
In addition to enjoying these new powers and their newfound abilities in delivering further decarbonisation measures, the Councillor acknowledged GMCA’s unique position to act as a testing-bed and subsequently share best practice with other authorities.
He explained: “If there are good ideas that come from different devolved authorities, or Scotland and Wales, that then can be shared across the country, I think that’s another powerful example of why
devolution is so important; I’m a big believer in it.
“If you look at our approach to the carbon neutral goal of 2038, which is before the national 2050 target, it allows us to look at things that could work for the wider country, which they can then adopt following us doing a lot of the research and work.
While Greater Manchester and the West Midlands are certainly trailblazers in exercising a new, deeper set of powers, the government have assured that over the next seven years, we’ll see many more MCAs devolved to the same level.
“Likewise, if things haven’t been as effective then they don’t have to be followed up by other areas, so devolution is a crucible of ideas that others can learn from.”
These two initial deals enable regional decarbonisation decisions to fall to those most knowledgeable about the local need, and lay the foundations for a modern nation which divides the responsibility of meeting a shared net zero goal.
Q. So to kick us off, could you give me an overview of the work that Care & Repair does in Welsh communities?
A. Yeah, absolutely! We’re a Wales wide organization that is there to support low income older people living in their own homes, or increasingly actually, older people living in the private rented sector.
So, at Care & Repair, we have 13 agencies which operate across all 22 local authorities in Wales, and we offer support to older homeowners in a range of different forms. We fit a range of home adaptations, we provide income maximization and welfare benefits support, we support quick and safe hospital discharge back into people’s homes, and we run specialist services to provide bespoke services and equipment to those living with sensory loss, with dementia, or the effects of a stroke.
We’ve been in operation for over 40 years and in those 40 years we’ve managed to support over 40,000 households every single year. We’ve always been a nonprofit organization, but we became a registered charity back in 2015, and since then we’ve just continued to grow…
Q. Part of your work is retrofitting homes to make them more energy efficient. Could you talk to us more about what this entails?
A. So as part of the service that we provide, we undertake what we call a Healthy Homes Check or HHC. So, this means that our caseworkers, who are really well trained, have an opportunity to actually visit the homes of older people, see first-hand where a person has lived and what they’re dealing with in their homes.
This is very important to us because it not only helps us see the home and the hazards as it is in a fabric way, but also helps us identify the way in which the older person uses the home, which again will help us identify some of the things that they need or some of the interventions that we need to put in place.
And as I said, we did have a dedicated 70+ fuel poverty service. So, this was there specifically to look at fuel poverty and decarbonisation and was a really good service at being able to bridge the gap between fuel poverty and decarbonisation…
In this episode we ask Becky Ricketts, Policy and Research Officer, at Care & Repair about the need to build homes fit for older people.
Q) Obviously the short-term goal here is to lower energy bills for the older people that live in these houses. That, of course, is really important work, but it also makes the houses more environmentally friendly and it primes them for future decarbonization efforts for future generations. Isn’t that right?
A. Yeah, exactly, that’s completely right. A lot of our clients are quite keen sometimes to pass on their homes to their children or other family members. And so for them, really keeping their home in a good condition and putting some of these measures in place now is really important to them. Often, I think sometimes for our clients, it’s not necessarily thought of as, “I’m going to put these measures in
place because it’s going to benefit me, it’s going to benefit my purse and my environment.” A lot of the time it’s, “It’s going to help my children, it’s going to help my son, my daughter, whoever’s going to live in the home next.”
So, sometimes, it’s less about them giving themselves comfort and safety, and more about looking at the benefits that it will bring to their family members who might come to own the home in the future. But for us, if that is their motivation for wanting to improve their home, then we are absolutely all for it, really. As long as they’re getting the support and recognizing that there’s things that we can do to provide them support…
“Ensuring older people have a warm and safe place to call home is a top priority ”
“This is a great opportunity to change the perception of installing energy efficient measures. ”
Over the past month, Housing Industry Leaders have covered an array of stories across policy, retrofit, technology, and planning.
Here are the highlights:
Firstly, Cheshire’s Palace Fields are to be revitalised in a development comprising of newly constructed residences, a specialised housing complex for veterans, and an extra-care senior living scheme. Alongside these, there will be an establishment of a fresh local center, commercial units, and a café.
The project will involve the demolition of a total of 26 homes and the current local center at Palace Fields, according to Riverside. The historically significant Hallwood Manor and Stone Barns, previously known as Tricorn Land, will be converted into 10 of the new homes as they have fallen into disuse in recent times.
In retrofit news, social housing residents were last week invited on a tour of an energy efficient estate in Leeds, where retrofit measures worth £9.8 million were showcased.
Enhancements are planned for the existing community garden, with the addition of a new play area, as well as the introduction of new walking and cycling routes. The Bethesda Church will undergo demolition and be replaced by a new church structure that will accommodate religious and community activities, complemented by an outdoor garden area for various outdoor endeavors.
Work on the development is scheduled to commence in the winter of 2024, with the complete venture projected to span approximately 10 years.
Nearly 200 homes on the Holtdale estate in northwest Leeds have benefitted from eco-friendly upgrades, making the houses warmer and healthier as well as cutting fuel bills by up to 70%.
The scheme, led by Leeds City Council, saw the estate of low-rise flats in Holt Park upgraded thanks to £5.62 million in funding from the council, and a further £4.18 million from the former Department for Business, Energy and Industrial Strategy. Of the 190 properties on the estate, the council owns 150.
All the social housing residents invited on the tour live in properties owned or managed by West Yorkshire Housing Partnership members. It is hoped that these residents will go back and spread the word in their own communities about the benefits of retrofitted energy efficiency measures, including the effects these can have on both living conditions and energy bills.
In technology, we explored the world’s first fully ‘Zero Bills’ proposition, which will be made available to housing developers following a partnership between Octopus Energy and Verto.
The proposition will see customers move into homes that have been fully kitted out with green energy technology, and subsequently pay no energy bills for at least five years, guaranteed.
Among the innovations included in these homes are solar panels, home batteries, and heat pumps, which will be connected to Octopus’ proprietary technology platform, Kraken.
In what is being described as the first eco-town in the UK, Real estate investor and developer, Firethorn Trust successfully concluded an appeal process, with the planning inspector placing significant weight on the fact the scheme would support the delivery of the wider North West Bicester Ecotown – the first of its kind in the UK.
Breaking down the details within the planning application, the development will be required to provide:
• Sustainable infrastructure to reduce the community’s carbon footprint and promote the use of renewable energy sources, resulting in the delivery of a “true zero carbon” development.
• 530 dwellings that address the diverse residential needs across socio-economic backgrounds, including affordable housing.
The platform, which is based on advanced data and machine learning capabilities, makes the prospect possible by optimising the devices’ energy usage to deliver a zero bill.
Now, through its proprietary assessment model, Octopus will assess developers’ eligibility for the ‘Zero Bills’ accreditation, with the hope that one day, every new home in the UK will be built to a zero carbon, zero bills spec.
Eligibility will be dependent on the developments having solar panels, home batteries, and heat pumps, though other forms of electrified heating will be acceptable.
The company hope that one day, every new home in the UK will be built to a zero carbon, zero bills spec.
Finally, as the housing sector looks to find new and innovative ways to deliver a greater housing supply without blowing the carbon budget, Firethorn Trust has recently been granted permission for 530 new homes in North West Bicester.
• A focus on biodiversity, with 40% green space featuring natural play areas, retained woodland and ecologically rich meadow areas.
The allocated residential site, spanning 55-acres, is owned by Firethorn Trust and forms part of its Living portfolio, which is led by Firethorn director, Marcus Weeks.
He commented: “As a true zero carbon development, North West Bicester Ecotown is setting the standard for future homes.”
If you couldn’t attend Housing Industry Leaders Cymru, be sure to check the highlight reel that captures the day’s key moments. This includes keynote speeches, engaging panel discussions, and valuable networking sessions in the exhibition zone.
We heard from notable speakers at the event including the First Minister of Wales, Rt Hon Mark Drakeford MS, as well as Ian Mather from PH Jones, and Carl Raison from Ideal Heating, who shared their insights.
First Minister of Wales, Rt Hon Mark Drakeford MS
the highlights and gain beneficial industry knowledge!
“We have good reason to be hopeful here in Wales.”
“We feel we have a really important responsibility and important to play to help the country transition to net zero carbon.”
Ian Mather, National Renewables Strategic BDM at PH Jones
“On the route to decarbonisation, we look to lead the way with our Monobloc system and our Split systems as well.”
Carl Raison, Technical Sales Manager at Ideal Heating
Scotland
29 November 2023
Building on the initial phases of the Affordable Housing Supply Programme, this one-day conference will explore how funding mechanisms for housing providers help to deliver homes across Scotland.
With a commitment to delivering 110,000 affordable homes by 2032, the Scottish Government has allocated £752m for 2023-2024 to help support their plans.
The event will highlight how Scotland will Deliver Affordable Housing, why Retrofit is essential for decarbonising existing housing stock and how low-carbon technologies will support this. This will be done through keynote speeches, panel discussions and technical seminars.
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