Quadrant Housing Issue 02

How do we manage increasing flood risks in social housing?

number

built

over the

decade

up in high flood-risk

as a result of climate change.

the UK begins to witness record-breaking weather patterns, from extreme heat to worsening flash flood risks, it is becoming more apparent that social housing residents will be disproportionately affected.

this issue, we explore the prospect of ‘sponge cities,’ a concept adopted in China to learn to live with the rising impacts of flooding, and whether this is a viable option in high flood-risk areas of the UK.

the UK housing sector faces many changes in the near future, Quadrant Housing looks at how current housing projects, innovations, and policies are shaping the industry as

push for a net zero future.

Out-Dated Prefabs To Be Replaced By Better Homes For Residents In Wolverhampton

City of Wolverhampton Council’s multi-million-pound programme to replace its outdated housing stock with better homes for residents is set to get underway in the coming months.

With affordability and energy efficiency at the heart of the project, social housing residents across Wolverhampton are set to have improved accommodation.

The Council confirmed in its Housing Revenue Account report that an Asset Management Strategy is being developed to regenerate its 4,100 homes built by old, non-traditional construction methods.

Following structural surveys of all the stock, the first homes identified for replacement are 93 prefabs, known as ‘Tarrans’ on the Lincoln Green estate in the Northwood Park area of Bushbury.

Wolverhampton Homes manage the overall programme on behalf of the Council. A consultation process has started with residents in Alleston Road, Alleston Walk, Grosvenor Road, Grosvenor Crescent, School Lane, and Wood Lane.

The prefabs date back to 1946, so replacing the old stock with new modern, affordable and energy-efficient housing is at the project’s core.

It will hold significant challenges as retrofitting old stock has unique problems per house. It will be essential that this project runs on time and within budget to minimise the disruption for tenants across the region.

Minimise disruption by keeping communities together

All residents affected will be offered the opportunity to remain on the estate and move into one of the newly built properties as the scheme is conducted in phases.

This is another important factor as many social housing residents move considerably more than non-social housing residents. Keeping communities together while upgrading housing stock brings extra positivity around the projects, as family and friends are not being separated.

We will ensure their housing needs are met in line with the council’s allocations policy.

We need to improve energy efficiency

Councillor Bhupinder Gakhal, Cabinet Member for City Assets and Housing, said: “Despite the previous refurbishment works, some homes remain difficult to heat, are not energy efficient and continue to be difficult to maintain.”

With the rising energy costs, Wolverhampton must also improve the energy efficiency of any poorly performing council-owned housing as the cost-of-living crisis will affect these communities the hardest.

Continuing, Cllr Bhupinder Gakhal said: “Our priority is to deliver good homes in well-connected neighbourhoods, and this huge investment programme demonstrates the council’s commitment to ensuring every resident has a safe, stable, and affordable home.”

We understand that change like this may cause concern for some of our residents but I would like to reassure them that their health and wellbeing will remain our top priority moving forward.

Putting Plans To Action: Orbit Reduce Emissions By A Third Since 2018

As social housing provider Orbit successfully cut emissions by a third, what can other associations learn as we push towards net zero targets?

Orbit has announced it has reduced the carbon footprint of its operations by a third since it established a baseline in 2018 and by 6.9 per cent in the past year.

Setting a clear roadmap to cutting emissions, Orbit made the reductions possible by procuring green electricity, an agile working policy, and energysaving measures across their offices.

Housing associations must provide clear roadmaps to net zero

Orbit has committed to achieving net zero carbon in its operations by 2030 and becoming net zero carbon in its homes and supply chain before 2050.

Alongside its net zero carbon commitments, Orbit published its Net Zero Carbon Roadmap last year, which sets out how the organisation will deliver its obligations across its operations, homes, and supply chain.

The roadmap explored a three-scope approach to tackling emissions. It explained: “In 2018, we calculated our total greenhouse gas footprint with the support of the Carbon Trust. This created our baseline and identified the greenhouse gas (GHG) emissions from our offices, construction sites, fleet, and communal spaces (Scopes 1 and 2), and our customer housing and supply chain (Scope 3)."

Continuing, the report explained: “Using the Science Based Target Initiative’s (SBTi) tool to determine the reduction needed to align our Scope 1 and 2 carbon emissions with the 1.5°C maximum level of ‘safe’ global warming, we have modelled our future emissions to give us our ‘business as usual’ projection.”

Investing in education is a vital step toward net zero - here is why

The social housing provider also launched a new environmental sustainability qualification for its colleagues last year –the first in-house training of its kind in the social housing sector.

The Environmental Sustainability Skills for Managers course was developed by the Institute of Environmental Management and Assessment (IEMA) and will be tailored for Orbit and the social housing sector to provide learners with a working knowledge of Orbit’s environmental management system.

David March, Environmental and Sustainability Lead at Orbit, told Quadrant Housing: “We are extremely proud of these results, which demonstrate our commitment to reducing our carbon footprint and eventually becoming a net zero carbon organisation.”

Adding to this, he said: “Climate change is the biggest challenge facing us all, and this reduction shows the part we are playing in lessening our environmental impact.”

Creating Baseload Renewable Energy Through Geothermal Developments

As the UK housing sector looks for solutions to meet ambitious net zero targets, CeraPhi Energy has announced its commitment to deliver net zero by 2040 through geothermal energy.

While there is no ‘silver bullet’ for decarbonisation, geothermal energy offers solutions to intermittency problems from other methods such as wind and solar.

Geothermal is a form of renewable energy from heat derived from the earth’s subsurface and contained within rocks and fluids.

It is regarded by some as one of the cleanest forms of energy and can be used both as a direct power source and for heating and cooling utilities.

Although many parts of the industry are looking to heat pumps as a primary source, geothermal can also play a role in the energy transition.

Speaking to Quadrant Housing, Karl Farrow, CEO and Founder at CeraPhi Energy, spoke about the benefits of using geothermal energy.

He began by saying: “In previous geothermal projects, the energy capacity that they generate, considering the land space that they use, is extremely significant.”

Looking more widely at the current oil and gas infrastructure, geothermal also has the benefit of using the existing infrastructure created by oil and gas.

Karl expanded on this: “It is very much a natural transition for oil and gas companies to transfer to the geothermal space as the process is underground. It is subsurface geology, drilling, all the things that oil and gas already do.”

Using existing infrastructure will scale up production more effectively

So, from a scalability point of view, although it is a reasonably untouched market, it has a vast potential to scale up quickly.

Unlike wind and solar, it does not rely on rare earth metals, large amounts of innovation, technology design and continual improvement.

Karl emphasised the importance and relative ease of geothermal scalability: “For geothermal to produce exponentially more energy land required is a significantly lower order of magnitude by hundreds of square kilometres.”

Red tape has historically restricted developments across the housing sector. Geothermal can help reduce red tape as “you do not have to go through years of permitting and permissions and planning. The delivery process is quicker than brownfield developments, for example.” This is beneficial for the housing sector looking to decarbonise its housing stock and operations at a rapid pace.

While geothermal is not a ‘silver bullet,’ developments of heat pumps, wind, and solar can take considerably more time to implement.

Implementing geothermal energy into the housing sector is not something local authorities can execute, a strong policy from the Central Government is required.

Could 'Sponge Cities' Become A Reality For UK Urban Areas?

As social housing residents are at higher risk of having their homes flooded, could ‘sponge cities’ be the answer to a growing problem?

According to a report from the Graham Research Institute, without considerable action, the share of homes built in the last decade considered to be at high risk of flooding will increase by 2 per cent, to a total of 7 per cent.

Social housing residents at greater risk of flood damage

Shockingly, the figures for poorer and more disadvantaged areas have a flood risk of 21 per cent in a high-end warming scenario.

Initially conducted in 2021, the study was led by Viktor Rözer and used data from Ordnance Survey to examine varying flood exposure across the UK.

In the report, Viktor highlighted: “Despite improvements in the management of

Sponge cities can offer respite for extreme weather events

Sponge cities are not a new concept, but they offer a new era of urban development that will embrace the natural water cycle, including flooding.

Rather than fighting the natural cycles of the earth - an approach currently adopted across most of the planet - the idea of a sponge city is to embrace all aspects.

Part of this is done through bioswales and green roofs across urban areas.

Alongside natural solutions such as not building over urban wetlands, ponds and lakes, the idea is to retain the water where it falls.

This is particularly beneficial as it reduces the risks of flash floods which have historically affected the UK, as water is not being channeled away to rivers and other networks as quickly as possible.

In the end, cities are in a better position to manage flooding, droughts and mitigate wider urban water management issues.

A concept being rolled out across China, sponge cities are rapidly changing from idea to actuality. Chongqing is one of 30 in development across the country.

Building a framework for the rest of the

In the UK, there is growing activism to push for more pedestrianisation and green spaces, particularly in urban areas. Many of these projects can be replicated in the UK, including the Yuelai district and Exhibition Center Park.

This district is set to create pavements made of permeable materials, allowing rainwater to infiltrate more than traditional tarmac.

Technology can play a huge role in flood management

Increasing technological innovation will also improve how urban developments manage flood risks and protect social housing residents.

IoT and 5G devices in sewer systems will be able to monitor water levels in realtime and assess how to manage extreme weather events.

Increased use of Ai will help each unique Council model and predict specific scenarios before they happen and mitigate risks that way.

Previously speaking to Quadrant Housing, Dr Will Shepard, Postdoctoral Research Associate, discussed what the CENTAUR project means for controlling urban flooding.

The CENTAUR programme aims to hold some of the rushing water back to reduce or eliminate the flooding at the bottom of the catchment through the use of datadriven real-time controls (RTC).

“The concept was to put gates in the sewer at the top end of a catchment. You can hold that water back if you’re at capacity during storm events and release it more gradually when the rain falls gone.”

Implementing these processes in the UK is not as simple as suggested, but it is possible.

For example, Slough is set to become the centre of sponge city-style innovations. The project will see roads transformed with permeable surfaces that soak up surface water better than traditional methods.

It is one of 25 innovative new environmental projects around England to be backed with government funding.

Slough Borough Council said the multiyear project will scale up the number of trees planted across the area "to such an extent it will minimise the risk to homes and businesses of flooding."

It added: “They act as sponges, soaking up surface water, creating an environment where water can be captured, controlled and in some cases re-used.”

What Are The 'Quick Win' Decarbonisation Strategies For Housing Associations?

As housing climate deadlines are rapidly approaching, housing associations are looking for ‘quick win’ decarbonisation strategies to meet these ambitious goals.

In a Greenham report released in 2021, a three-stage development plan was set out for companies and housing associations looking to reduce their impact on the planet.

The three mindsets that all housing associations should adopt is a ‘planet, people, solutions’ approach.

The report highlights how through this approach, Greenham successfully reduced energy consumption by 32 per cent since 2019. This was directly linked to their ‘planet’ commitments.

Adding to this, putting people at the heart of associations is another core aspect of the 'planet, people, solutions' approach.

The report explained that Greenham made over 1000 online courses available through their training platform and gave access to mental health support and financial wellbeing.

Following three-point action plans are the key to success

Interestingly, Greenham managed to switch out hundreds of unsustainable products for companies looking to switch to sustainable alternatives, including single-use plastics.

The report explained: “We are continuously working with suppliers to offer sustainable product alternatives, as well as reducing or removing single-use plastic from the packaging of some of our clothing and glove ranges. We can offer many leading brands bringing innovative products to improve the environment made from sustainable or recycled materials.”

For example, EcoViz® from Leo Workwear is the leading brand of high visibility clothing made from recycled or sustainably sourced fabrics.

All EcoViz® products fully conform to ISO 20471 whilst constructed from fabrics derived either from recycled post-consumer clothing or recycled plastic bottles.

Housing associations looking to reduce their impact on the planet need to look outside of housing stock when thinking about sustainability.

While only minor improvements compared to the scale of retrofitting, it is essential to focus on the ‘quick wins’ along the way to create a snowball effect of sustainability.

In doing this, Greenham aims to be  socially and ethically responsible while minimising their environmental impacts throughout the supply chain.

A

t Greenham, our approach is to constantly drive towards a more sustainable way of doing business by working closely with our supply chain partners to implement good business practice.

Carbon forecasting allows associations to be one step ahead

Carbon forecasting is another way that housing association can monitor their emissions. To fully decarbonise the housing sector, the industry must know exactly what the priorities are.

The report built on this: “Using an advanced Verizon Connect route management system, we analysed 12 months of Customer A deliveries and believed we could reduce deliveries by 10%, resulting in a potential carbon saving of a huge 3,278kg of CO2.”

They use monthly gas, electric and diesel consumption in conjunction with monthly deliveries to understand the CO2e emissions per delivery and apportion these emissions to customer orders.

Applying this to the operational assets for housing associations, a clearer picture across the board can be created. Knowing the problem is the first step in finding the solution.

North Partners With Sovereign Housing To Introduce Smart Tech To Its Housing Portfolio

The first phase will lead to 200 homes implementing these devices. All tenants will need to ‘opt in’ to the tech.

In addition to monitoring for potential damp or mould conditions, the data will allow Sovereign to measure areas such as CO2 levels and air quality. At the same time, they will have access to temperature levels within homes over Winter.

Protecting tenants from the cost-of-living crisis is key

As North partners with Sovereign Housing to introduce smart tech to its housing portfolio and improve the lives of social housing tenants in Basingstoke, Quadrant Housing highlights how innovation can improve the living standards for residents.

Tenants of Sovereign Housing Association in Basingstoke are set to benefit from a new smart sensor solution that will monitor the temperature and humidity levels in properties, minimising issues including damp and condensation.

As the cost-of-living crisis grows everpresent, it is essential that the most vulnerable in society are protected by the housing association that provides them accommodation.

Real-time technology will improve tenants' lives and operational costs

The project, led by North, uses IoT to provide information that ensures a safe and healthy environment for the tenant while allowing the housing association to manage the properties in real-time, cutting operational costs.

This is beneficial for the tenants as they can interact less with the housing associations, which can often feel intrusive.

With the information collected every 30 minutes, associations can be highly proactive when responding to issues that can lead to damp and mould spreading throughout the house.

This allows associations to pinpoint tenants who need the most financial support through the winter months.

Mark Lowe, Business Development Director at North, said: “Sovereign upholds its commitment to building and maintaining good quality homes and better places to live, and introducing our managed solution will help them accelerate this vision.”

Adding to this, Gareth King, Sovereign’s Head of Product Management, explained: “The data will also let us be more proactive. Even if other homes do not have this technology, information from the devices will help us identify similar homes, which we need to look more closely at.”

Now we’ve installed this tech, we’re starting to look at what the data is telling us, spotting possible issues for our customers and the support we may need to offer them, as well as any fabric improvements.

Leicester City Council Recently Gave The Green Light For New LowCarbon Homes Off Saffron Lane

Leicester City Council recently gave the green light for new low-carbon homes off Saffron Lane.

Expanding on the initial phase of an ambitious programme to build hundreds of new council homes in Leicester, phase two is set to improve the social housing stock in the East Midlands.

Social homes should be future-proofed

As we aim to decarbonise the UK housing stock as a whole, it is essential that social housing does not get left behind.

The £12 million scheme will help increase the council’s affordable housing stock. Funding is being obtained through the council’s housing revenue account.

Additionally, money has been raised from the sale of council homes through the government’s Right to Buy scheme.

The new homes will include a mix of two, three and four-bedroom houses and ten wheelchair-accessible bungalows.

Emissions will be slashed by around 75 per cent

Built with sustainability in mind, the house will include solar PV panels, remarkably high levels of wall, floor and roof insulation, triple glazed windows, and air source heat pumps.

Cutting carbon emissions by around 75 per cent, the homes will save the equivalent of approximately 67 tonnes of carbon per year.

B y building new council houses, we can focus on areas of need, such as wheelchair accessible homes, and play an important role in ensuring affordable housing is a priority.

Cllr Elly Cutkelvin, Assistant City Mayor for Housing, said: “This ongoing house building programme is an integral part of our broader strategy to prevent homelessness and overcrowding by providing some of the new homes that are so desperately needed in the city.

“By building new council houses ourselves, we can focus on areas of need, such as wheelchair-accessible homes, and play an essential role in helping ensure that growing demand for affordable housing is a priority."

Award-winning construction company Robert Woodhead Limited has been appointed as the council’s contractors on the ambitious scheme.

Michael Broadhurst, Head of Commercial at Robert Woodhead Limited said: “We are delighted to be back building for Leicester City Council again, bringing high quality, sustainable homes forward to meet local needs. We are looking forward to starting on site this summer.”

Work to build the 38 new homes off Saffron Lane is expected to be complete by Spring 2024.

Building more low-carbon homes is just one of the actions resulting from the first Leicester Climate Emergency Strategy.

On top of this, a new bus station in Leicester recently opened and is net zero in operation.

Sustainable Towns And Cities With Simon Brammer By Quadrant Podcast

Now, the vast majority of those 11 million homes I mentioned in the introduction are nowhere near the level of energy efficiency. We are spending a lot of time and money heating our homes for that heat to escape from and not only warming up the environment externally, but the main recommendation from the Committee on Climate Change is moving from boilers to heat pumps.

Listen Here

Heat pumps compress the heat around them, either from the ground or from the air, and that heat is condensed and brought back inside the property.

For heat pumps to work well, your home has to have high levels of energy efficiency. We call it a Fabric First approach.

That means you have to make the home energy efficient, and then you can install the heat pump.

Simon Brammer Head of Cities Ashden

QHow will technology help to retrofit, boost sustainability in towns and cities and catalyse the change to carbonneutral buildings?

AOne of the significant challenges we have with our housing stock in the UK is that it is very draughty, and we don’t have the energy efficiency we need to reduce the energy we use.

On one end of the spectrum, you’ve got Passivhaus homes, and Passivhaus homes can be constructed to use virtually no energy in terms of heating. They’re so well insulated that the people who occupy the building and the activities they undertake generate enough heat to keep them warm.

The challenge we have at the moment is that those 11 million homes that I talked about aren’t anywhere near the level of energy efficiency that is required to be able to run heat pumps. So, there are lots of different solutions that we can look at here.

Creating Sustainable Homes for the Future

6 October, 2022 The Bridgewater Hall, Manchester

Why Smart Housing?

Housing is an integral part of the evolution of the Smart City. Never has it been more important to create sustainable urban areas which are designed for the future, whether that be retrofitting existing homes, achieving net zero carbon emissions, to smart placemaking.

By utilising the Smart Housing mindset, the entire housing sector can come together to deliver the urgent need for more sustainable homes, designed for future generations to live and work together.

Join us on 6 October 2022 at The Bridgewater Hall, Manchester , where housing leaders, experts and innovators will be discussing what is needed right now to drive meaningful change and create communities for the future.

Join the conversation #SmartHousing