LABMONLINE.CO.UK
JUNE 2019
LOCAL AUTHORITY BUILDING & MAINTENANCE
HOUSING & REGENERATION FIRE PROTECTION & SECURITY ROOFING, CLADDING & INSULATION
SPECIAL REPORT We Make Places looks at the importance of community engagement and placemaking on social housing projects.
THE LEADING MAGAZINE FOR LOCAL AUTHORITY AND HOUSING ASSOCIATION SPECIFIERS, INCORPORATING
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CONTENTS
June 2019 Vol.35 No.5
REGULARS 3 COMMENT It’s Good to Talk 4 NEWS Funding for councils to tackle homelessness — Glasgow canal area regeneration — LGA19 Annual Conference and Exhibition — collaborative workshops to increase offsite construction of affordable homes in Scotland 8 LEGAL UPDATE Winckworth Sherwood’s discusses changes to the law governing residential tenancies in England 9 VIEW FROM THE SUPPLY CHAIN Simon Lomax, CEO of Kensa Group SPECIAL REPORT 10 Community Minded Placemaking and engagement specialist We Make Places’ ambition to help redefine community involvement 12 INDUSTRY COMMENT Matthew Warburton, Policy Advisor at the Association of Retained Council Housing (ARCH) SHOW PREVIEW 14 Housing Debate A guide to what to expect at this year’s Housing 2019 in Manchester
Why housing and regeneration go hand in hand when it comes to transforming cities and towns HOUSING & REGENERATION
FIRE PROTECTION & SECURITY
16 Civic Heartbeat The regeneration of Ashford in Kent
32 Impact Protection The importance of maintaining fire doors
19 An End to Damp Damage? Links between damp and poor health and the (Fitness for Human Habitation) Act 2018
35 Secure in the Knowledge BIM Level 2 accreditation and how it can help improve the security of council stock
24 Zero Carbon Agenda Award-winning Passivhaus social housing in the Isle of Wight
37 Round-up
47 REFERENCE LIBRARY 49 GUEST COMMENT Jackie Perry, Assistant Director of Communities and Customer Service at Muir Group Housing Association
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26 Promoting Inclusion How local authorities can help eliminate digital exclusion amongst residents 29 Water Management SuDS and the requirements of Sewers for Adoption 8 31 Round-up
ROOFING, CLADDING & INSULATION 38 Structural Solution Transforming non-traditional housing stock with SEWI 41 Avoiding Unnecessary Costs The hidden cost of ‘cheap’ insulation 44 Clear Case Advice on installing rooflights in schools 46 ROUND-UP
Housing 2019 at Manchester Central
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Social housing Passivhaus scheme
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Structural EWI — the alternative solution
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EDITOR’S COMMENT
Editor Claire Clutten labm@hamerville.co.uk Contributing Editor Bernadette Noble Group Editor Jonathan Cole Advertisement Manager Jacob Tatum jtatum@hamerville.co.uk Northern & Midland Area Sales Eddie Wright ewright@hamerville.co.uk Group Advertising Manager Craig Jowsey Digital Group Manager Stuart Duff Digital Assistant David Molloy Design Adeel Qadri Group Production Manager Carol Padgett Circulation Manager Kirstie Day Managing Editor Terry Smith Publisher Bryan Shannon Printed by WALSTEAD ROCHE Published by Hamerville Media Group Regal House, Regal Way, Watford, Herts WD24 4YF 01923 237799 Email: labm@hamerville.co.uk
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It’s good to talk According to statistics one in four people will experience a mental health problem each year. Over the last couple of years awareness surrounding mental health issues has risen significantly. Until recent times, it’s been a subject that many people have been too afraid to talk about for fear of being judged, maligned, misunderstood or simply not taken seriously. It is extremely hard for people suffering from mental health issues to open up and articulate how they feel both emotionally and physically. People suffering from mental health issues often feel isolated. With the help of organisations such as MIND, Mates in Mind and the Mental Health Foundation, as well as campaigns like Mental Health Awareness Week, attitudes are changing, more support is available and an increasing number of people are coming forward to share their experiences to help others. Statistics in the Mates in Mind Annual Report say that one in four people will experience a mental health problem each year. The report sheds light on the impact on people in the construction industry, highlighting that 34% of construction workers surveyed had experienced a mental health condition in the last 12 months and 73% felt that their employers do not recognise the early signs of mental health problems (Randstad, 2017). Figures referenced from the Office of National Statistics in 2017 point to suicide rates among construction workers being 3.7 times above the national average, and among building finishing trades, including plasterers, painters and decorators, twice the national average for England between 2011 and 2015. Despite there being more programmes about mental health on TV and social media campaigns helping to dramatically increase awareness, much more needs to be done to reduce the stigma surrounding mental health. Employers need to understand the issues and have processes in place to be able to recognise the symptoms in employees early on so that they can provide the necessary help and support. During Mental Health Awareness Week 2019, I received a mug from Seddon that included a
…much more needs to be “done to reduce the stigma surrounding mental health. ” coffee sachet, tea bag and a packet of biscuits with a card which read: ‘On Wednesday 15th May 2019, it will be a year to the day since we launched Jordan’s Conversation, a session designed to raise awareness of mental health across the company. We launched the initiative in memory of Jordan Bibby, a 25-year old painter and decorator, who took his own life. ‘To date, we’ve delivered over 61 sessions to 328 employees and 125 subcontractors, but there is still more that needs to be done to remove the stigma around mental health and we hope you can help us! ‘In this box you will find some bits and bobs so you can join us on Wednesday 15th when we #take10at10. ‘At 10am, take 10 minutes (or longer if you like!) to have a cuppa, a biscuit and a chat with your colleagues. We want to get people talking, as a sample conversation can make a massive difference, so please join us.’ I was sad to learn of Jordan’s death, however I was impressed by Seddon’s response, making a positive commitment within the organisation towards preventing such an event occurring again by actively engaging with its workforce to openly talk about mental health issues, #breakthesilence, #starttheconversation, recognising that #itsoknottobeok. To find more about Jordan’s Conversation visit: www.seddon.co.uk/jordansconversation. I’d like to introduce readers to our rdr.link service. Type in the links highlighted in the editorial content in your browser for direct access to videos, technical product downloads and guides. For more information on the service turn to page 31. LABMONLINE.CO.UK
JUNE 2019
LOCAL AUTHOR ITY BUILDING & MAINTENANCE
HOUSING & REGENE RATION
FIRE PROTECTION & SECURITY ROOFING, CLADDIN G & INSULATION
SPECIAL REPORT We Make Places looks community engagemeat the importance of nt and placemakin g on social housing projects.
COVER STORY: Southern Housing Group’s Cameron Close Passivhaus social housing development on the Isle of Wight received a High Commendation at this year’s CIBSE Building Performance Awards. Turn to page 24 for all the details.
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THE LEADING MAGAZINE FOR LOCAL AUTHORIT AND HOUSING Y ASSOCIATION SPECIFIERS, INCORPOR ATING
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NEWS CONTRACT UPDATE
Funding to tackle homelessness Communities Secretary, Rt Hon James Brokenshire MP confirms over £25m to help vulnerable rough sleepers.
Innovative homelessness scheme A not-for-profit company set up by a group of London boroughs to provide high-quality accommodation for homeless Londoners has unveiled the manufacturer chosen to supply modular housing for the scheme. Following a competitive procurement process, PLACE (PanLondon Accommodation Collaborative Enterprise) selected modular homes provider Extraspace Solutions. Extraspace Solutions will design and manufacture PLACE’s modular housing units. London boroughs will use the units as temporary accommodation for homeless families. The value of the contract is around £40m and will see Extraspace Solutions supply 200 homes by 2021.
Glasgow canal area regeneration Plans to build more than 600 new homes in one of Glasgow’s key regeneration areas have moved a step closer to becoming reality. A masterplan for the site in Hamiltonhill — located between Maryhill and Possilpark — has already received planning permission in principle. And now, the developers behind the £90m mixed-tenure project have submitted a further application to build the first of four phases. Leading infrastructure firm Robertson will deliver the homes for Queens Cross Housing Association, with their affordable homes business delivering the first 177 social housing units, in partnership with Urban Union, who will deliver a further 24 homes for sale as part of Phase A. Retraction On the Q&A on page 10 in the May issue, the caption for the lead image read ‘Gallowhill Court prior to being refurbished’. It should have said ‘Gallowhill Court post refurbishment’.
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Thousands of vulnerable people sleeping rough will get specialist support to recover from life on the streets, thanks to a £25m funding boost announced in May by Communities Secretary Rt Hon James Brokenshire MP. The money, to be shared with 108 local authorities across the country, will be used to fund innovative local schemes aimed at supporting people off the streets and into stable accommodation where they can receive the tailored care they need. This will include: ● 20 new ‘Somewhere Safe to Stay’ rough sleeping centres — where people on the streets can access professional help and guidance, including immediate shelter and mental health support. ● Over 130 navigator posts — specialist support workers who direct people to the services they need, such as counselling, housing advice, mental health support or substance misuse services. ● 61 supported lettings schemes — helping people to secure tenancies in properties that they may not otherwise be able to access. ● 30 dedicated local letting agencies — specialist agencies that support vulnerable people into affordable and stable accommodation.
©elavuk81/AdobeStock
Communities Secretary, Rt Hon James Brokenshire MP comments: “We are taking steps to ensure people never have to face even one night on the streets. These are vulnerable people, who may be dealing with complex mental health problems or addictions and require specialist support to tackle these issues and turn their lives around. “The funding will ensure those sleeping on the streets have access to the professional help and guidance they need to get back on their feet — taking us one step closer to ending rough sleeping for good. The news forms part of the Government’s Rough Sleeping Strategy — backed by £100m — which sets out detailed plans to support thousands of people off the street and end rough sleeping for good.”
Sheltered housing refurbishment project Contractor Novus Property Solutions has been appointed to a £1,547,000 contract to refurbish Haybridge Hall in Telford, Shropshire for The Wrekin Housing Trust. Novus will re-build part of the existing building, which was originally built in 1870, to create 10 new apartments to be used as sheltered accommodation. Work includes the construction of two elevations tying into the existing retained façades, new internal walls, floors and roof will be formed, structural adaptations and creating a garden room with full height glass atrium. A team of six Novus staff plus a number of sub-contractors will deliver the project, designed by Nicol Thomas. The project is due for completion in Spring
2020. An investment of £1.7m was provided by The Wrekin Housing Trust, Telford and Wrekin Council and Homes England for the redevelopment.
Affordable housing for Oxford
DIARY DATES
City Council grants planning permission for Catalyst’s 50% affordable housing scheme in Oxford.
LGA19 Conference and Exhibition
The scheme, to be Artist’s impression of the Catalyst housing scheme in Littlemore built on land at Armstrong Road in Littlemore, will comprise 270 dwellings, 92 of which will be houses and the rest (178) flats. At least 50% of the homes will be affordable, with 80% of those at social rent with the remaining 20% shared ownership. Members voted in favour of the city, whilst creating people-friendly streets development, which will feature high quality design by architects PRP, as well as and open spaces that will encourage a healthy and sustainable neighbourhood.” carefully thought-out landscaping, The houses will be spread over two including open space, children’s play and three floors and have between three areas and car parking. and five bedrooms, and the one- and twoIan McDermott, Chief Executive of bedroom flats will be set out over six Catalyst, says: “This is an exciting scheme apartment blocks of up to four storeys. that’s been in the pipeline for some time Catalyst will improve the public space and we can’t wait to start construction. which approximately 2.581ha of landscaping Littlemore Park is going to be a great across the site and make a financial addition to the area, and we are pleased contribution of £50,000 towards general to be adding to Oxford’s much needed sports and leisure facilities in Littlemore. development of affordable housing.” In March 2016, the Oxford University Ben Williamson, Associate Director of Hospitals NHS Trust gained outline PRP, comments: “PRP is delighted that planning permission for 270 homes on the Littlemore Park has been granted site. Catalyst later purchased the site from planning permission by Oxford City the NHS Trust and submitted details plans Council. Designed around a rich natural to Oxford City Council in August 2018. landscape the development will provide much needed affordable housing in the
This annual event will run over three days in Bournemouth from the 2nd to 4th July and provide ample opportunities for attendees to engage in a range of sessions on how innovation and good practice can deliver the best local public services for communities. Sessions will cover an array of subjects ranging from sustainable funding to housing and homelessness, as well as local government in a post-Brexit world. For more information about the event and to attend go to www.rdr.link/lf101
The Quality in Construction Summit Sponsored by Congrid, this event will take place on 3rd July at ExCeL in London. The programme will focus on both strategic and operational issues. Core subjects up for debate include: digitalising quality, delivering better homes and communities, modern methods of construction, fire prevention in the quality process and building materials and the detrimental impact on quality. Building a Safer Future delved into the failings of Grenfell and the wider implications for the Building Regulations. One year on from the Hackitt Report, Dame Judith DBE FREng, Chair at EEF, will provide an update in the keynote opening seminar at the summit. Mark Farmer, Founding Director & CEO at Cast, will also be presenting a session on ‘Moving quality from a compliance to a value creation culture in homebuilding’. For more information and to attend visit go to www.rdr.link/lf102
Insight: door design options
NEWS
What does your front door say? Offsite construction workshops A front door has become more than just a means of access — it can be used to refresh a tired exterior by adding a pop of colour, make a home look warm and welcoming to visitors and really lift the look of a housing estate, encouraging tenants to take pride in their home. Here, Patrick Dean, Head of Sales and Marketing at Door-Stop, explores the various design options available when specifying a front door.
The first thing to consider is the style. As a result of the industry focus moving towards a door’s aesthetic value, there is a wide range of designs available to choose from, such as the contemporary cassette style with a glazed panel strip or a sunburst arc top door, ideal for a more traditional exterior. Next is colour. Gone are the days when choice was limited to black, brown or white. Specifiers can now choose from a great selection of shades, including the modern anthracite grey, vintage Chartwell green and a lively poppy red. A colourfully vibrant door can give a property’s exterior a real face-lift, offering a positive reflection of the local authority and housing association, as well as the wider community. The colour offering within the door industry is also constantly evolving, with some manufacturers introducing options to have colour on both sides of the door, delivering both a refreshed exterior and interior appearance. The final element in the design of a new door is the hardware, such as locks, handles and door-knockers. Fortunately, there is an extensive range of hardware available to help complete the look; for example, Door-Stop’s Long Bar suite, or the Sweet range with its sleek and simple accessories, would be perfect for a contemporary door. Alternatively, for a more traditional feel, its Classic suite would be a good fit. It is clear that there is an abundance of design options available to local authorities when specifying new front doors, with a colourful and stylish door having a positive effect on both the tenant and the overall building’s appearance.
For more information on Door-Stop’s range of front doors go to www.rdr.link/lf103
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Minister for Local Government, Housing and Planning, Kevin Stewart MSP, launches the first of a series of collaborative workshops to explore ways to increase offsite construction of affordable homes. Housing Minister Kevin Stewart
The Scottish Government is keen to consider ways of maximising the value achieved through its Affordable Housing Supply Programme and wishes to explore the potential for greater use of offsite techniques to potentially speed up construction, reduce costs and address skills and labour shortages. Currently around 80% of housing in Scotland is built using timber frame, however only a small percentage uses the more advanced forms of offsite construction. The workshops are part of a wider partnership project to investigate increasing offsite construction in housing, particularly in the affordable sector. The collaboration between Construction Scotland Innovation Centre (CSIC), the Scottish Government and Scottish Enterprise, aims to provide recommendations to the Government and the affordable housing sector to help influence future policy. The Scottish Federation of Housing Associations, Offsite Solutions Scotland, Homes for Scotland, ALACHO and COSLA are supporting the project via a steering panel, which is providing guidance throughout. Phase One identified the challenges, issues and barriers that the affordable housing sector faces, and assessed the ability of the offsite industry to meet these challenges. Phase Two examined the current and future capacity of the offsite industry through mapping existing companies, their capabilities and development plans. Teams from Edinburgh Napier University led Phases One and Two. The workshops are part of Phase Three, which will see stakeholders working together to co-design and test possible solutions. Led by the Innovation School at the Glasgow School of Art, the workshops will explore the innovation challenge and opportunity around offsite, looking in detail at the areas of funding, procurement, culture, perceptions, design, performance, resources and skills. Housing Minister Kevin Stewart says: “Everyone deserves a safe, warm, affordable place to call home. I believe that greater use of offsite construction could help modernise the way we deliver affordable homes. I am pleased to see people from all disciplines working together to maximise the opportunities available to the sector.”
LEGAL UPDATE
Rent reforms Mary Walsh is a Senior Associate in the Property Litigation Team at Winckworth Sherwood. ■ Mary can be reached by email at mwalsh@wslaw.co.uk. Visit www.wslaw.co.uk.
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he Government’s proposed reforms of the section 21 process has garnered wide spread interest with tenants and housing charities welcoming the reforms, focusing on the benefits to both landlords, tenants and communities of having longer tenure. Unsurprisingly, private landlords have expressed concern, particularly in respect of the impact on lenders in the buy to let market. The Government's current proposal is an attempt to address the insecurity felt by tenants by removing a landlord's ability to terminate a tenancy on the no-fault ground by service of a section 21 notice giving not less than two months’ notice. The Government has indicated that they also intend to strengthen the section 8 process (which sets out the other grounds that a landlord can use to recover possession) under the Housing Act 1988 to allow landlords to rely upon section 8 if they wish to sell or occupy a property themselves.
Tenancy agreements In recent years, social landlords have tended to grant either assured tenancies (AT) or ASTs on a fixed five- or six-year term. The rationale behind encouraging RPs to grant fixed term tenancies was to ensure that only those truly in need remained in occupation after the end of the term review. There has already been a move back towards granting ATs as standard amongst many RPs, which these proposed changes are likely to accelerate. However, it has also been common for RPs to grant starter tenancies, sometimes referred to as probationary tenancies. Starter
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The Government has announced plans to consult upon significantly changing the law currently governing residential tenancies in England. The headline reform is the proposal to remove a landlord’s ability to terminate an assured shorthold tenancy (AST) on the 'no-fault' ground under section 21 of the Housing Act 1988. Winckworth Sherwood’s Mary Walsh considers how these reforms will impact on social housing providers. tenancies are usually ASTs granted for an initial 12 month trial period to new tenants, which can then convert into an AT after the end of the initial period. Such tenancies enable RPs to monitor the behaviour of the tenants and deal more easily with problems like anti-social behaviour. If necessary, the tenancy can be terminated before it converts into an AT by service of a section 21 notice, thereby recovering possession via a relatively low cost method. If the proposed changes to section 21 of the HA 1988 are progressed, there would be no point in issuing starter tenancies as it would not be possible to terminate the tenancy via service of a section 21 notice.
section 8 procedure will be essential, as all landlords will need to rely on section 8 if they are to recover possession. The current bailiff system will also need an overhaul, as the wait for an eviction date once possession orders have been obtained can be painfully slow.
Potential increase in court cases
The debate on security of tenure and length of tenancies has, interestingly, come full circle. ASTs were first introduced in the late 1980s designed specifically to restrict the long-term security of tenants. Whilst RPs were always encouraged to grant tenancies with the best security of tenure possible, recent years had seen a move towards RPs granting fixed term tenancies, we suggest that the use of ATs is likely to continue to be the main form of tenure used.
Whilst the proposed reforms state that the court process will need to be simplified, careful thought will need to be given to the fact that these reforms are likely to significantly increase the number of cases the courts will have to deal with. Currently it is possible for landlords to serve a section 21 notice and then issue proceedings under the accelerated procedure of CPR Part 55. The underlying benefit of this accelerated procedure is that it enables the claim to be dealt with on paper without the need for a court hearing. If the section 21 process is abolished together with the accelerated possession process, then every possession claim will need a court hearing. This is likely to place an enormous strain on the already creaking court system, potentially adding further delay and costs for landlords. If the reforms are implemented, measures to speed up and simplify the
If the reforms are “implemented, measures to speed up and simplify the section 8 procedure will
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be essential…
©smolaw11/AdobeStock
VIEW FROM THE SUPPLY CHAIN
Future thinking With government announcing a ‘future homes standard’ mandating the end of fossil fuel heating in new-builds from 2025, low carbon heating technologies, in particular ground source heat pumps, will be looked upon as the new standard for heating much like we view gas boilers today, says Simon Lomax, CEO of Kensa Group. he ambition to achieve the Committee for Climate Change’s recommended 2,500,000 heat pump installations by 2030, compared to the current installed estate of around 20,000, requires some transformational measures. Ground source heat pumps (GSHPs), connected to ‘shared ground loop arrays’ (SGLAs), are an alternative form of sustainable heating infrastructure already rivalling and replacing the gas grid. Whilst GSHPs and SGLAs offer a framework for sustainable infrastructure to fulfil the 2025 ‘fuel switch’, their benefits are equally valid for existing homes looking to benefit from the lowest carbon and lowest running cost heating system today. The Renewable Heat Incentive (RHI), in place until the end of 2020/21, offers significant financial assistance to early adopters of low carbon heating technology. By installing individual GSHPs into each dwelling connected to a SGLA, the system owner will receive 20 years of quarterly Non Domestic RHI payments. SGLAs provide a long-lasting legacy for the subsidy spend so there is some possibility that support may extend beyond the life of the RHI. In the meantime, the RHI provides financial support to fund the ground array or, for customers who do not want to commit the capital (and wait for the ‘drip-drip’ reward of the RHI), funders are emerging to own and maintain the ground array as a long-term infrastructure asset in return for the RHI. In time it is possible these asset owners will finance in return for an annual connection fee and/or the financial benefits available from demand side response aggregation. However, despite the financial incentive
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and the ability to deliver lower cost heating, superior energy efficiencies, significant carbon savings and air pollution reduction compared to fossil-fuelled technologies, there are dangerous misconceptions about the mass deployment of heat pumps.
Tackling misconceptions The CCC claims insulation levels must be significantly increased in current homes if heat pumps are to be deployed at scale. Whilst we strongly encourage the roll out of insulation to reduce household emissions, this should not be seen as a prerequisite for the retrofit of a heat pump; the vast majority of Kensa Contracting’s large-scale retrofit works are in social properties with an EPC rating of D or lower. The electrification of heat makes perfect sense given the decarbonisation of the grid and the emergence of dynamic time-of-use electricity tariffs, heat and battery storage products, electric vehicles, demand side response aggregators and smart controls. The trick is finding the right electric heating solution. As an electrically powered system, misconceptions surrounding the impact of heat pumps on the electricity grid must be addressed. Energy Policy recently affirmed the long-term prospects for heat pumps in a report concluding that the electrification of domestic heating on the grid is far less problematic than previously thought, with peak heat demand and the maximum ramp rate around 40% and 50% lower respectively than previously speculated. GSHPs offer lower running costs and carbon emissions (than everything else) and are more efficient, reliable and durable than air source heat pumps. Crucially, they can play a far greater role in ‘load shifting’ to low
By installing individual “GSHPs into each dwelling connected to a SGLA, the system owner will receive 20 years of quarterly Non Domestic RHI payments.
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cost/low carbon overnight electricity as the ground (unlike the air) does not reduce in temperature during night-time operation. Also, ground source heat pumps do not disfigure the appearance of the property, create any noise issues or require planning permission. And, they can also deliver passive cooling too. The key is creating tariffs with sufficient price differential to alter long-standing behaviour. It is easy to see how the cost of electricity may still rise but savvy heat pump owners will see their carbon emissions and heating costs fall. Sources: Delta-E report, ‘Technical Feasibility of Electric Heating in Rural Off-Gas Grid Dwellings’, December 2018 Energy Policy, Decarbonising domestic heating: What is the peak GB demand?, December 2018
■ To watch a video showing the key stages for the installation of Kensa Shoebox GSHPs into individual flats in tower blocks, connected to SGLA boreholes, go to www.rdr.link/lf104
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SPECIAL REPORT: COMMUNITY ENGAGEMENT AND PLACEMAKING
The proposed view of Sutton Way Block 7
Community minded Liverpool based placemaking and engagement specialist, We Make Places, has a long-term ambition to help redefine community involvement, and in particular the role that existing communities play in shaping planning applications. Kate Stewart explains how this was, and crucially still is, being done at Sutton Way, an estate in Ellesmere Port, Cheshire. n August 2018, the Government launched its Green Paper: ‘A new deal for social housing’, a four-pronged approach to ‘ensure our social homes are safe and decent, that issues are resolved and residents’ voices are heard.’
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Finding a new solution In early 2018, We Make Places won a competitive tender with Cheshire West & Chester Council (CWAC) and ForHousing, which manages 5,500 homes in the area and were planning to regenerate the area. The client had recognised that a high proportion of residents on Sutton Way were getting harder to reach via the usual, day-to-day correspondence and that this ‘breakdown’ had to be addressed. The brief was to facilitate meaningful engagement with as many residents as
possible, not just as part of a planning and regeneration process, but to also deliver positive and lasting change. The proposed plans called for partial demolition of three blocks (45 of the 372 flats on the estate), the renovation of the other seven blocks, plus the construction of 16 new two-bed homes. We made it very clear in our tender that our level of engagement goes way beyond what might be considered the norm. This was a founding principle when we set up the social enterprise in 2014, and it’s really positive that the Government has finally recognised that existing communities have to be listened to, even if what they say is sometimes difficult to hear. We see the placemaking element of the Green Paper as a real validation of what we deliver every day as a business, and that
we’re on the right track moving forward. Everyone who works at We Make Places has a built environment background, so we approached this project both from both a development and community perspective. We’re realistic. We’ve always said: you can build houses, but it’s the community that makes them homes; changing people’s lives takes more than just refurbishing the blocks, and despite initial perceptions, we found that strong pockets of community existed in Sutton Way. These needed to be nurtured and not lost moving forward. That’s what makes neighbourhoods sustainable.
Change for change It was clear that Sutton Way needed change, with many problems stemming from a high turnover of residents, resulting in isolation and antisocial behaviour. But
the proposed development had to take the community with it. “Usual methods of engagement were not working,” explains Alison Amesbury, Strategic Housing & Commissioning Manager for CWCC. “We’d attempted a multi-agency approach to gather community feedback in 2016/17 as part of a regeneration plan, but there were very low levels of engagement. People didn’t want to talk to us. We clearly needed a new approach from new faces to break down barriers.” We went to great lengths to ensure residents understood we were completely independent of other agencies, making residents more willing to open up and disclose things to us. We Make Places created a conversation and meeting space where residents could confidentially discuss the proposals. The proposed redevelopment was a lot for people to take in, particularly those set to potentially lose their homes. We knew they wouldn’t come to us, we had to go to them. We had a policy of knocking on every door at least three times and distributing open invitations to drop-in to the conversation space. It quickly became clear there were significant social and mental health challenges in the area, and we worked with CWAC, ForHousing and other local partners to present opportunities for individuals and develop new community based activities. We made it clear from the outset, once issues were identified, action had to be taken or risk further alienating the community. Thankfully both clients bought into this with us. I’m pleased to say that We
Make Places created “a We conversation and meeting space where residents could confidentially discuss
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the proposals.
Residents visioning workshop at the Conversation Space
Make Places gained meaningful feedback from more than 35% of residents targeted — the usual anticipated rate is 10%. This is achieved by going much further than the usual community centre style consultation and achieving in-depth engagement. By the start of 2019, the development plans were submitted to planning, and We Make Places continued its engagement with ‘Meet Up Mondays’ drop-in-sessions, and is about to launch arts and social history projects as well as an Urban Workbench programme.
Not just ‘another job’ Nicola Bott, Strategic Lead for Development Delivery at ForHousing was impressed with We Make Place’s innovative approach: “One of ForHousing’s priorities was to put tenant led, meaningful engagement at the heart of the Sutton Way project, and ensure that design decisions truly reflected the change desired by the existing community. Coupled with that was the need to create a sense of community, and find new ways to solve the social issues that we found to be prevalent within the blocks.
“To achieve this we understood that engagement couldn’t be a ‘tick-box’ exercise undertaken just to achieve planning, but an ongoing process to really get to the heart of what mattered to people. “We Make Places interpreted the brief perfectly, and understood exactly what was required for this project to be a success. They ensured that this was not a usual pre-planning consultation exercise, and that meaningful engagement was central to underpinning the tenant journey. “This project was far from just ‘another job’ — it had genuine heart. People’s stories were listened to, while complex issues were acknowledged and understood, allowing for new relationships and trust to be built. “This was about more than bricks and mortar, it was about creating solutions to entrenched problems, through design and place making, and solving some of the underlying health and wellbeing issues.” We Make Places is working to establish a new norm for planning application and regeneration engagement, so we’re delighted with the results. We’re also pleased that the work has not ended at the planning stage.
Kate Stewart is CEO of We Make Places ■ For more information on We Make Places go to www.rdr.link/lf105 We Make Places distributed open invitations to drop-in to the conversation
A community day at Sutton Way, an estate in Ellesmere Port, Cheshire
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IN ASSOCIATION WITH
INDUSTRY COMMENT
Public spending priorities With still no news on the 2019 Spending Review, Matthew Warburton, Policy Advisor at the Association of Retained Council Housing (ARCH), discusses the urgent need for a proper review of public spending priorities and considers the implications for councils. arlier this year I argued in LABM that lack of progress on Brexit was blighting achievement of the Government’s ambition of a “new generation of council homes”. The Comprehensive Spending Review promised in the 2018 Budget and key decisions on the use of receipts from Right to Buy sales had been deferred because of Brexit uncertainty. Three months on little has changed. The Chancellor’s Spring Statement has come and gone, as has the Brexit deadline of 29th March, but we seem no nearer to the decisions needed to make sure councils can build again on the scale needed to deliver the council housing the nation needs. In his Spring Statement on 13th March, Chancellor Philip Hammond confirmed that the planned 2019 Spending Review would conclude alongside the Budget in November, and would set Departmental Budgets for the next three years — but only if a Brexit deal were agreed. At the time, most people believed that a Brexit deal would have to be concluded before 29th March, leaving a full six months for a comprehensive review to be undertaken. As we now know, those expectations were wrong, and Parliament failed to agree a deal, leading to a six-month
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extension of the Brexit deadline. At the time of writing, negotiations are under way between Conservative and Labour Leaders to come up with a compromise deal, but in the probably unlikely event that such a deal is agreed, few expect it to have an easy passage through Parliament.
Continuing uncertainty As yet, there has been no suggestion from the Chancellor that he has decided that he will start the Review despite continuing uncertainty about Brexit. But he cannot afford to wait much longer if he wants to conduct a proper review of public spending priorities leading to three-year budgets for all Government departments. The longer the delay in reaching a decision on Brexit, the more likely it becomes that the Treasury will fall back to shorter-term plans — perhaps a Budget covering spending in 2020/21 only — leaving longer-term plans up in the air until next year. The probability of a new Conservative Leader within the next year also adds to the uncertainty and increases the probability that long term spending decisions will be kicked down the road. None of this is good news for council housing. Council business plans for housing are supposed to be drawn up for 30 years — something it is virtually impossible to do
business plans “forCouncil housing are supposed to be drawn up for 30 years — something it is virtually impossible to do when the economic and political environment is so uncertain.
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when the economic and political environment is so uncertain. Councils are ready and willing to help deliver the ‘new generation’ of council housing promised in the Social Housing Green Paper last year. But, as ARCH has argued, this means increasing council output to at least 50,000 new homes a year. The Government has taken important steps to make this possible, not least the abolition of HRA debt caps. But we are still awaiting key decisions — on longerterm certainty on council rents, more freedom on the use of Right to Buy receipts, and, most importantly, a significant increase in grant support for social rented housing. None of these are likely to materialise unless the promised spending review goes ahead as planned.
SHOW PREVIEW: HOUSING 2019
Housing debate Attend the largest gathering of the housing sector’s most influential stakeholders at Housing 2019, the Chartered Institute of Housing’s annual event and Europe’s largest housing festival, in Manchester in June. LABM has all the details. he industry’s leading housing conference and exhibition returns to Manchester Central from 2527th June. Major themes for this year’s event include Post-Brexit Britain: A view from leading economists, the economic outlook and how the next recession will impact on the sector. Other key themes up for discussion include housing the ageing population; communities, placemaking and housing the next generation, and how better design can deliver better places. The event will also consider the role technology is playing in enabling housing providers and local authorities change how they operate. Visitor registration to Housing 2019 is open. With 450 plus speakers, 400 key
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exhibitors, 12 streams of innovative content and a footfall of over 12,000 decision makers across three days — it is the biggest meeting place for the whole housing sector. Ranked as a global leader for the delegate experience, Housing has taken place for 70 years in the UK and provides a platform for key stakeholders to come together to discuss, debate, partner, learn and improve the lives of the people we house. In 2019, alongside the Ministerial address, keynotes and masterclasses, there will be a focus on hot topics including affordability, business transformation, leadership, technology, offsite construction, placemaking, fire safety, finance, politics and, of course, housing management,
welfare reform and homelessness. Speakers include Terrie Alafat CBE, Chief Executive of the CIH, Darren Baxter, Policy and Partnerships Manager at the Joseph Rowntree Foundation, Jo Beck, Homelessness Advice and Support Team Manager at MHCLG, Anne Baxendale, Deputy Director Communications Policy and Campaigns at Shelter, as well as The Rt Hon James Brokenshire MP Secretary of State for Housing Communities and Local Government. Simon Clark, Group Director — Housing at Sanctuary Group, David Bogle, Chief Executive of Hightown Housing Association, Eamonn Boylan, Chief Executive at Greater Manchester Combined Authority and Sean Escott, Director at Savills will also be speaking at the event.
New features Housing 2019 is set to be the biggest and best of the Housing editions yet with new, exciting additions such as: The MMC stage: Over three days 8,000 attendees will be invited to the MMC stage for networking workshops over breakfast and lunch, seminars with the leading voices, masterclasses and exemplar case studies showing housing professionals the many benefits of wider adoption.
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Drag queen karaoke at the alternative street party
Housing is the largest meeting place for Europe's housing sector. Make the most out of the show’s 60 plus networking Fringe events, including happy hours, free seminars and PfH Live. Homelessness hackathon
In addition to the new additions highlighted, visitor’s favourite features will be returning 2019. These include Housing’s most provocative and alternative theatre. Unafraid to challenge the industry, the award-winning Fringe hosts creative and fun sessions on the sector’s most pressing issues with strictly no PowerPoint, jargon or cliché. This year’s theme is alternative street party. Networking opportunities
Housing 2019 enables visitors to meet over 350 plus leading exhibitors in one room — from housebuilders to repairs and maintenance contractors, IT specialists to legal partners, to funding, banks and more.
TECH@Housing offers an inspiring programme of content, with two theatres full of expert insight and practical case studies, a tech demo zone, start-up launchpad and networking drinks, to equip housing professionals with the knowledge and contacts to TECH@Housing is back drive forward future strategies. It provides an opportunity for visitors to hear how the human and digital worlds are interacting to improve our lives, homes and workplaces. Meet with market leaders such as Amazon Web Services, Uber, Google Nest, etc.
Be where your suppliers are
Housing is the must-attend event for local authorities, housing associations, key partners and suppliers, government, housebuilders and developers. It brings the sector together to drive forward collectively.
■ To complete your registration and secure your free* visitor ticket go to www.rdr.link/lf106
HOUSING & REGENERATION
Civic heartbeat LABM finds out why housing and regeneration go hand in hand to the drum of a civic heartbeat in Ashford, Kent. he success of any regeneration project hangs on several key elements slotting together like jigsaw pieces. The whole is greater than the individual elements making the picture, but, without those elements joining up, there is little chance of success. When people think of regeneration their mind can focus on one area, such as the revitalisation of the High Street. However, pulling the numerous strands together to form a holistic picture of regeneration means councils must adopt the true essences of regeneration as part of its grand plan. In 2014, Ashford Borough Council had a vision and developed a plan that would positively affect all aspects of living and working in the borough. Eight major projects, known unsurprisingly as ‘the Big 8’, began to transform Ashford and reposition the town as a revitalised hub. With the ability to fit 14 of London’s 32 boroughs into it and still have room, Ashford Borough Council knew it not only had potential and room for growth, but, with direct and high speed trains (London in 38 minutes and Europe from Ashford International
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Station), that its ambitions should not be resigned to that of a parochial borough town lost in the heart of Kent. Each of the eight projects covered various aspects that were critical to Ashford’s ambitions to grow. Heading the key areas for improvement were infrastructure, social and affordable housing, tourism, culture and nightlife economy, education, employment and reviving the high street. These were ambitious by any measure. But Council Leader, Gerry Clarkson, knew there were to be no half-measures if the town was to deliver its true potential.
Housing and infrastructure Ashford knew if its plans to add the housing required were to be met then the road system would need updating, and the Council worked with the Government and the Highways Agency to add a new £104m motorway junction 10A to the M20. The town and surrounding areas needed to be fully serviceable for any increase in population, employment and attractions planned. The existing infrastructure would only benefit from an additional junction feeding it. Ambitious expansion plans to add 50 new stores, increase parking and build
an immersive modern children’s playground at the premium shopping outlet centre at the McArthurGlen Ashford Designer Outlet required further road access improvements. Easing the flow of traffic and making a town fully prepared for any expansion in population, enhanced the attractiveness of Ashford to housing developers, and three major developments were awarded at Finberry, Chilmington and Conningbrook Lakes, which would see a mixture of accommodation including mixed-use work/live homes in the Finberry development. The Council’s own social housing scheme also began to bear fruit as a sheltered housing project at Farrow Court in Ashford received national recognition for design and functionality. Another sheltered housing project, Danemore (pictured above), with 25 onebedroom and nine two-bedroom apartments, built to a high quality and care ready, was delivered in Tenterden. Further social housing sites at Jubilee Fields, Calland, and Brattle add more homes to the Council’s growing portfolio of social
New housing development at Finberry
housing properties, with many dozens more planned for the next two years. Mixing affordable housing with good social housing and quality care accommodation ensures a balance of housing covering a wide range of budgets and needs. Housing is approximately 34% cheaper than equivalent developments in London but with the benefit of Ashford’s space standards, which include the garden in its stipulations. Houses must meet space standards that exceed those of many boroughs up and down the country. The council ensures its own social housing also adheres to those standards.
Civic pride ‘Civic heartbeat’ is a phrase that is used a lot in Ashford with good reason. The whole regeneration plan is designed with the welfare of residents in mind by a council that prides itself as running like a business with residents as the major shareholders. One of the eight major projects agreed was to build a new state-of-the-art college to stop the drain of Ashford’s young talent leaving the town. The council knew that for its regeneration plan to be successful it had to cultivate its future, and to do that
whole regeneration plan is designed with the welfare “ofThe residents in mind by a council that prides itself as running like a business with residents as the major shareholders. ” through educating the best of Ashford’s coming generations was vital, especially to encourage new employers to the borough. If you attract people to new homes, you must ensure there is an education system that delivers future hope with employment and that the borough retains the best of those skills. But living, being educated and working in Ashford on its own are not enough to complete the regeneration picture. People want and need places to go to spend their leisure time and their hard-earned money. Ashford set about turning around the reputation of the high street as one that was struggling with store closures and empty units, to one gaining national coverage in the newspapers for its innovative approach. Whilst by its own admittance and very high standards, Ashford still faces challenges, like any high street up and down the country, it has taken positive steps to turn things around. The purchase of Park Mall for £800,000 saw the Council take over as the landlord of a failing shopping mall, which had a third of its units empty. Four years on and several successful independent businesses have opened and now occupy a fully let shopping mall with an increase in footfall, which has also benefitted the neighbouring but not competing shopping mall, County Square. The retail ethos in Ashford has been about joined up thinking as much as it has in any other part of its housing and regeneration programme.
Enhancing the retail experience Managing the retail offering in Ashford means there is no clash of interest between Ashford’s offerings at Park Mall, County Square and that of the Ashford Designer Shopping Outlet. Each caters for a diverse range of shoppers but offer something that enhances rather than draws from the shopping experience in Ashford. In-town events make retail more experiential through successful campaigns such as the Snow Dog trail and activities at the town’s recently rebuilt bandstand and surrounding area. A new in-town brewery, The Curious Brewery, brings not only local employment but also tourism and adds to the day and night-time economy through its restaurant and onsite tours. The Council has also funded the development of Elwick Place, a new independent multiplex cinema in the heart of the town along with an adjoining Travelodge hotel. All are a matter of a few minutes stroll into town or to the international train station and service tourists and leisure seekers looking to extend a day trip to Kent. The night-time economy is essential to the success of Ashford as much as the affordable housing. Civic heartbeat is not just a mantra but the definition of Ashford Borough Council’s housing and regeneration policy.
With thanks to Ashford Borough Council for preparing this article
Victoria Way and Ashford Street scene including Chapel Down Brewery
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HOUSING & REGENERATION Links between damp and poor health are well established, yet tenants have been unable to force their landlords to rectify problems. That’s all set to change with the introduction of a new law, says Hudson Lambert.
Millions of people in the UK are still living in damp and mouldy properties
An end to damp damage? e have known for decades that damp and mould in properties leads to ill health. An extensive study published back in 1989 in the British Medical Journal concluded that there is an indisputable link between damp, mould, and respiratory ill health, particularly among children. The NHS states quite bluntly on its website1: “If you have damp and mould in your home you’re more likely to have respiratory problems, respiratory infections, allergies or asthma. Damp and mould can also affect the immune system.” Yet millions of people in the UK are still living in damp and mouldy properties. It is a particularly prevalent problem in the private rented sector, where out-dated laws have meant that tenants have had no way to legally insist that their homes are fit to live in. Until now. A Private Members’ Bill Homes (Fitness for Human Habitation) Act 2018, which came into force on 20th March 2019, will mean that landlords must ensure that the homes they rent are fit for habitation at the time of letting and throughout the tenancy. If they do not,
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tenants themselves will be able to take their landlord to court. There could be a few court cases coming for unscrupulous or lax landlords. According to the English Housing Survey 2017-20182, 25% of private rented sector homes failed to meet the Decent Homes Standard. One of the common problems is damp, with 7% of homes in private rented sector reported to suffer, compared to 6% of social rented homes and 2% of owneroccupied properties. Other surveys suggest that the EHS figures are rather conservative and underreport the problem. Research by the National Union of Students3 published in February 2019 found that 35% of students were living in rented accommodation with damp and mould. Research by Ipsos MORI, conducted on behalf of the Energy Savings Trust4 in 2014, found that 37% of all homes had problems with condensation and 28% had mould, with the Trust commenting that these percentages were higher among renters. Not only are the EHS figures considered conservative, in some quarters the
methodology has been challenged — with other research from the World Health Organisation (WHO) asserting that up to 6.75 million UK dwellings are affected, impacting upon up to 16.5 million people5. Even at the low end of the WHO estimates, 6.6 million could be vulnerable to the effects of damp. The cost to people’s health, and to the public purse, is considerable. Asthma UK estimates that the burden on the NHS of treating the 5.4 million people in the UK that suffer from it is £1.1bn a year. While not every case of asthma will be due to damp and mould or exacerbated by it, some of them certainly will and when we add in
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Damp and mould conditions in the home can exacerbate health conditions such as asthma and bronchitis
officers. Often, the response from landlords to council intervention is to begin eviction proceedings against the tenants, which deters tenants from doing anything.
A different approach
other illnesses such as rhinitis, respiratory infections, dyspnea, bronchitis and eczema5, we can begin to understand the extent of the impacts.
Tenants hands tied There was cross-party support for Karen Buck’s Bill. But while nobody thinks people should have to live in sub-standard housing, attempts to enforce that idea over the years have had only limited success. The Landlord and Tenant Act 1985 does define ‘fitness for human habitation’ and sets down a list of relevant matters, among them repair, freedom from damp and ventilation. However, this requirement ridiculously only applies to homes where the rent is £52 a month or less (£80 or less in London), historical figures which make it legally meaningless.
In 2006, the Housing Act 2004 introduced the ‘Housing, Health and Safety Rating System’ which is a risk-based method for working out whether housing is up to scratch. Local authorities are supposed carry out assessments, but the system is considered complex and enforcement has been inconsistent. The Decent Homes Standard was another attempt to tackle sub-standard housing. Set up by the Labour Government in 2000, this standard aimed to get all social housing up to scratch by 2010. It was also non-statutory and has had little impact on the private rented sector. Currently, the most common way for tenants attempt to legally address problems with damp and mould is by pursuing a statutory nuisance notice with local authority environmental health
The big difference that the new law brings in is that — at last — tenants can take action without having to go to the local authority. And though taking legal action may be a difficult or impossible task for some people, there will be a positive effect, according to housing charity Shelter. Commenting on the Act, Shelter said: “It will not only directly help those tenants who take their landlords to court, but will help to raise conditions generally, through the broader positive impact on landlord education and awareness of their responsibilities and the risk of being sued.” Let’s hope that awareness does rise and that landlords do take action. The expertise and technology exist to tackle damp problems — as long as they are properly identified and professionally dealt with. As well as providing technical advice on products and methods of treatment and installation, Safeguard also has a list of reputable surveyors and contractors who are competent to advise on and carry out the necessary remedial work. In 2019, no one should have to live in damp properties. 1. www.nhs.uk/common-health-
questions/lifestyle/can-damp-and-mould -affect-my-health/ 2.0assets.publishing.service.gov.uk/govern ment/uploads/system/uploads/attachme nt_data/file/774820/201718_EHS_Headline_Report.pdf 3.awww.savethestudent.org/accommodati on/national-student-accommodationsurvey-2019.html 4. www.energysavingtrust.org.uk/aboutus/news/cold-draughty-mouldy-damp-w hat-uk-public-think-about-their-homes 5. www.ukcmb.org/health-and-moisture-inbuildings-report
Hudson Lambert is Managing Director of Safeguard Europe
Safeguard Europe can offer technical advice on how to treat damp and mould conditions in housing
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■ To download a copy of Safeguard Europe’s Rising Damp & its Control go to www.rdr.link/lf107
HOUSING & REGENERATION
Zero carbon agenda Award-winning social housing proves a point for Passivhaus. Anastasia Mylona reviews a social housing development designed to comfortable homes with minimal running costs. he Cameron Close development on the Isle of Wight received a High Commendation in this year’s Building Performance Awards from the Chartered Institution of Building Services Engineers (CIBSE), as a comprehensive twoyear evaluation has proved the benefits of its Passivhaus design, in terms of energy consumption and comfort, to the tenants. The Cameron Close development, consisting of 16 semi-detached houses and 12 apartments, was completed in 2016 with the aim of providing high quality, energy efficient accommodation that is comfortable to live in as well as low on fuel bills. Commissioning the build, Southern Housing Group was clear on the objectives: they wanted to respond to the zero carbon agenda but also wanted to get away from the use of micro-renewables. The result was to concentrate on a fabricfirst approach with Passivhaus being the preferred solution.
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Achieving a certified Passivhaus ensures that the design principles are carried through to construction, resulting in a very small performance gap between the design calculations and the operational energy consumption and comfort conditions. Southern Housing Group was keen to put this to the test and worked closely with building consultancy WARM to develop a two-year post-occupancy monitoring project. The location of the scheme, in a semirural part of the Isle of Wight on a brownfield site surrounded by existing homes, was a significant constraint in terms of building form.
and contractor it was possible to meet the standard while remaining faithful to the design intent in terms of building form and aesthetics.
Passivhaus performance requirements With semi-detached homes being identified as appropriate, the challenge was to ensure that the design was able to meet the Passivhaus heating energy requirement in a cost-effective way. By working in collaboration with the architect
Cameron Close received a High Commendation at CIBSE’s Building Performance Awards
Reduced energy consumption was the performance requirement, but on its own this performance is meaningless. It’s easy to have a low energy building if the thermostat is set to 10 degrees and never turn the lights on, but it would be very uncomfortable. Consequently, the monitoring process put in place by WARM compared measured results with feedback from occupants. The results of the monitoring have been outstanding, demonstrating that the design has drastically reduced energy bills for the tenants and provided comfortable, high-quality accommodation with high satisfaction from the residents. The consultants did stress, however, the importance of regular maintenance of ventilation systems, particularly the filter changes, to maintain good air quality.
Evaluation period All the houses in the development use gas for heating and hot water and electricity for all plug-in loads, ventilation and lighting. Throughout the two-year evaluation period all residents reported being comfortable in terms of the temperature, despite internal temperatures ranging widely from 18 to 25˚C, demonstrating the significance of user preference. Electricity consumption, perhaps not surprisingly, is highly dependent upon occupancy. The number of people living in the dwelling and the number of hours they are in residence will have a direct
The design that incorporates a bespoke external shutter system, providing effective shading during the summer while also allowing useful solar gain and daylight during the winter
relationship with electricity use. With this caveat it was shown that average daily consumption of the dwellings in the Cameron Close development is markedly below the national average. Much more significant, however, were the figures on gas consumption, where every dwelling was considerably below the national average, with many residents reporting that they simply did not use their heating at all. Residents all reported satisfaction with low energy bills.
effective shading during the summer while also allowing useful solar gain and daylight during the winter. Maintaining a comfortable temperature also requires occupants to open windows and skylights.
average CO emissions “forThe Cameron Close were 60% 2
lower than the average of UK
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households in 2015.
Overheating strategy While high insulation levels and airtightness will provide for warmth in winter, these dwellings could have turned out to be unbearably hot in summer had the possibility of overheating not been considered at the design stage. The overheating strategy for this project was driven by the orientation of the site and the architect’s desired aesthetic; the result was a design that incorporates a bespoke external shutter system, providing
The Cameron Close development is in a semi-rural location on the Isle of Wight
WARM consultants went on to calculate the overall CO2 emissions from all energy consumption and compared it with national benchmarks and targets. The average CO2 emissions for Cameron Close were 60% lower than the average of UK households in 2015. The 2008 Climate Change Act requires a 34% cut in 1990 greenhouse gas emissions by 2020 and an 80% cut by 2050. WARM consultants were satisfied that all the properties in the Cameron Close development meet the 2020 target and some already meet the 2050 target. Using the detailed post-occupancy evaluation, the project scooped a Highly Commended in the Residential category of the Building Performance Awards in 2019. These are the only industry awards that focus on actual, measured performance outcomes, not just design intent or performance specifications.
Anastasia Mylona is Head of Research at the Chartered Institution of Building Services Engineers (CIBSE) ■ For full details of all the winners go to www.rdr.link/lf108
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HOUSING & REGENERATION
Promoting inclusion Dan Craven considers how local authorities can help eliminate digital exclusion. t is estimated that 11.3 million adults in the UK are digitally excluded and 37% of these people live in social housing (www.rdr.link/lf109). To be ‘cut off’ from the Internet means people are disadvantaged when it comes to crucial factors that can help them find jobs online, get the cheapest deals on utilities or learning new skills. The Government estimates (www.rdr.link/lf110) that the digital skills gap costs the UK economy approximately £63bn a year, whilst much of this is down to education, it’s clear that not having a decent broadband connection at home is an impediment to learning, and hence closing this gap. One of the UK’s largest housing associations is the Hyde Group, which manages 48,000 properties and provides housing for 95,000 customers. They have identified their own role to play in helping to narrow the digital exclusion gap. Chyrel Brown, Resident Services Director, explains: “Our latest figures show offline rates among housing association tenants are 23% compared to 14% across all social groups. There are a number of reasons for this but one of them is the lack of affordable, reliable home broadband.”
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How to fix the issue Connecting tenants to fast broadband at affordable price points is imperative. Currently nine out of 10 homes and businesses in the UK can only access their broadband through one of two routes — broadband packages from Openreach’s FTTC network and Virgin’s DOCSIS network. This has restricted the market. With these networks, tenants are also technically limited by the services only being part fibre. This means users rarely get the advertised speeds and
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Hyperoptic supplied over 20,000 units under the management of Network Homes with the UK’s fastest broadband, including Atrium Point in Ealing
performance is subject to the distance from the fibre source. Further challenges for tenants are limited contract options, such as 12 or even 24-month commitment periods, which can be daunting for some. Things are changing however, and some providers are not only offering lightning-fast full fibre services but also rolling one-month contracts and low-price broadband-only services (with no telephone line rental on top). Without doubt there needs to be more choice for tenants.
Partnerships are key To improve digital inclusion in social housing, partnerships are key — namely those between broadband providers, local authorities and housing associations. There is a widely held myth that the largest barrier to installing lightning-fast new fibre
is lack of finance. It isn’t, rather the biggest challenge is getting the necessary permissions to install fibre services. Normally this take the form of a ‘wayleave’ — the right of way granted by the landowner to give access to the property. Hyperoptic is seeking to streamline this process through new ‘block’ agreements. These ‘game changing’ agreements see council-owned properties supplied with full fibre and at the same time privately owned properties are given access to it. Such agreements have been developed with Southwark and Brent Councils, these will see over 200,000 London homes connected under one agreement. But we need more across the country to really bring the promise of full fibre to the masses. Network Homes, an award-winning HA with over 40 years’ experience of providing
affordable housing, has signed its full portfolio of 20,000 units to Hyperoptic which will supply new fibre connections direct to the homes. Customers will have a choice of a range of packages with speeds up to 1Gbps (1,000 megabits per second), which is over 21x faster than the UK average. The value of partnerships is explained by Steven Waite, Director of Technical & Commercial at A2Dominion: “We recognise the vital role that fast and reliable broadband services can play in getting a tenant online. However, in the past we’ve had very little control over what broadband and telephone services our residents could opt for. It was a broadband postcode lottery depending on the available existing broadband infrastructure at each site. Thanks to our collaboration with Hyperoptic, thousands of properties across our portfolio are now enabled with its gigabit connectivity and it’s growing all the time.”
A genuine ‘win-win’ situation Block wayleave agreements provide local authorities with a genuine ‘win-win’ situation. The broadband provider offers a tailored full fibre broadband specification with a cost neutral installation. In addition, the provider undertakes maintenance at its own cost going forward. Residents are then offered a range of packages ranging from 30Mbps to 1Gbps. Hyperoptic has also developed a targeted, low-cost 5Mbps unlimited service, aimed at developments with social housing tenants, at just £9pm — no extra or hidden costs, no installation fees, no line rental, just the lowest cost fibre broadband in the UK. Being a ‘partner’ rather than a supplier is crucial and it is these kinds of partnerships that are enabling digital inclusion and bringing hyperfast broadband to a broad spectrum of demographics and property types.
Dan Craven is Head of Sales for Hyperoptic ■ To find out how Hyperoptic is different go to www.rdr.link/lf111 Councillors, Hyperoptic employees and Osprey Estate TRA members, connecting fibre to the Osprey estate — one of the estates that will benefit from the agreement with Southwark Council. From left to right: Cllr Fiona Colley, Phil Taylor (Hyperoptic), Dominic Hunt (Osprey TRA Treasurer), Tyrell Bovelle (Hyperoptic), Daniel Craven (Hyperoptic ), Cristina Cioffi (Osprey TRA secretary), Liam Dibley (Hyperoptic), Cllr Stephanie Cryan
HOUSING & REGENERATION
Water management Martin Lambley discusses Sustainable Drainage Systems and the requirements of Sewers for Adoption 8, which are due to be implemented in England later this year. he Sewers for Adoption 8th edition is significant as for the first time it will include details of some SuDS (Sustainable Drainage Systems) components which will be adoptable. This new guidance will give Water and Sewage Companies (WASC) greater freedom and obligation to adopt a wider range of surface water management elements. These changes mean it may be easier for developers to deliver the drainage plans required by planning as the thorny issue of ownership and long-term maintenance is removed, as the surface water drainage will be adopted by the WASC. Some water companies are already working to reduce risk of sewer pipe overflow during high rainfall and increase capacity for new developments by encouraging the use of SuDS. However, until now, there has been no formal approach to how they should be adopted.
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It is generally thought that this lack of certainty and the risk associated with maintenance has prevented them being implemented on a wide scale. The Flood and Water Management Act 2010 introduced SuDS Adoption Bodies (SABS) to approve and adopt surface water drainage arrangements for new developments, but whilst this is now in place in Wales, it has never been implemented in England. As a result, Water UK has worked with a wide range of stakeholders to develop new guidance to adoptable surface water sewers. This new guidance (Sewers for Adoption 8) was published for information only in July 2018. The full version is expected to be implemented later this year following its approval by Ofwat. Sewers for Adoption 8 will provide greater clarification on standards for adoptable sustainable drainage systems. It is likely that this will pave the way for a
greater uptake of SuDS, which can provide a range of benefits including water quality, increased bio diversity and improved amenities for local communities in addition to managing the quantity of surface water.
Key changes in Sewers for Adoption 8 ● Under the new guidance, English water and sewerage companies will be given greater freedom to adopt a wider range of sewer types including some sustainable drainage systems. ● Compliance with the current version of Sewers for Adoption is voluntary. Once the new Sewers for Adoption 8 has been approved by Ofwat, water and sewerage companies will be required to comply with the guidance where sewers are offered for adoption by developers. ● The new guidance includes standards on the flood risk performance that is expected for new developments, which
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HOUSING & REGENERATION should be able to deal with a 1:100 year rainfall events including an allowance for climate change. ● Sewers for adoption 8 refers to the CIRIA (Construction Industry Research and Information Association) SuDS Manual (C753) as best practice guide for designing SuDS.
Key points for the design and planning of SuDS ● The National Planning Policy Framework (NPPF) expects that SuDS should be used as first preference in developments of any size. Specifically, priority should have been given to the use of sustainable drainage systems in areas at risk of flooding. ● It is possible that water companies may be able to deviate from the sewers for adoption 8 guidance to some extent and if so, it is likely that this will be set out in the final published version. Full details of adoption guidelines should be obtained from the relevant water and sewerage companies once available. ● Early initial engagement with water companies (during master planning or reserved matter stages) will ensure they are satisfied that the proposed minimum standards of operation and maintenance are suitable for adoptable elements as well as connecting non adoptable elements of the system, allowing for smooth adoption of the system. ● Drainage systems should be designed to deal with up to 1:100 year rainfall events including an allowance for climate change. ● The updated SuDS Manual, published in 2015 by The Construction Industry Research and Information Association (CIRIA), provides ‘best practice’ guidance for the planning, design, construction, operation and maintenance of SuDS.
Wavin’s Q-BIC Plus modular stormwater management solution is lightweight and easy to carry and install
Creative planning and design of a system, which integrates a flexible and modular geocellular solution with landscaped components, can help to overcome some of the typical issues experienced by designers, including lack of space and existing site constraints e.g. existing pipes which are typical of brownfield sites.
Key considerations for specification of geocellular structures for SfA8 ● Approval by BBA or another recognised body. ● Storage volume (% open floor space). ● Lateral and vertical access for inspection and cleaning equipment including channel size and number of vertical access points required.
Q-Bic Plus Wavin’s Q-BIC Plus has a proven track record of installations across Europe and
BBA approval for trafficked and nontrafficked applications, allowing it to be specified, installed and adopted with confidence. Its specific features include the most open tank design on the market, with 70% open floor space allowing easy access for inspection and cleaning. The lightweight units are flexible and easy to carry and install, cutting installation time on site.
Martin Lambley is Product Manager for Stormwater Management at Wavin ■ To download a copy of Sewers for Adoption 8th edition go to www.rdr.link/lf112 For more information and to download a copy of CIRIA’s SuDS Manual (C753) go to www.rdr.link/lf113 For more details about Wavin’s Q-BIC Plus go to www.rdr.link/lf114
Geocellular structures for SuDS Geocellular structures can be utilised as part of a SuDS design to help allow enough capacity for a 1:100 year rainfall event. When combined with landscaped elements, this will provide opportunities for a design which adheres to the four pillars of SuDS as set out in the CIRIA manual — water quantity, water quality, biodiversity and amenity.
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The National Planning Policy Framework (NPPF) expects that SuDS should be used as first preference in developments of any size
HOUSING & REGENERATION ROUND-UP Tackling condensation and mould Incidences of condensation and mould in the home create unhealthy living environments. To combat this Airtech has expanded its range of data gathering ventilation solutions with the new Air+ Wall Positive Input Ventilation (PIV), ideal for apartments and smaller homes without a loft. It gently operates in the background introducing drier air into the home, removing stale humid air and replacing it with fresh air from outside that has been filtered through G4 or F7 filters. Due to the product being half the size of conventional PIV units, it is suitable for wall mounting in the hallway or any habitable room, and it can also fit inside the decorative boxing used for its ducting. The company’s sophisticated data logging allows landlords to interrogate saved IAQ data thus giving peace of mind.
■ To download a copy of the datasheet go to www.rdr.link/lf115 New anti-slip vinyl flooring range AKW continues to build its one-stop-shop offering for bathroom adaptations with the launch of a new antislip vinyl flooring range available in a choice of six colours. The flooring’s design takes into account risk of falls factors such as slip resistance, visual contrast and texture. Suitable for wet rooms as well as other bathroom adaptations the flooring range conforms to both HSE and International standards. In fact its PTV (Pendulum Test Value) exceeds wet room requirement standards, providing complete peace of mind for end users. It does not contain any large speckles — which can be interpreted as pieces of dirt by those with dementia, resulting in the bathroom user attempting to pick them up and increasing the risk of fall.
■ To download a copy of AKW’s Safety Flooring guide go to www.rdr.link/lf116
The ‘Granny Flat’ gets a modern makeover
Innovative modular construction firm, Bauhu has given the traditional ‘granny flat’ a modern 21st Century makeover with the introduction of a new range of portable, modular homes that offer comfortable living with a range of thoughtful, useful and user-friendly features. The company believes that these prefabricated homes could address the accommodation challenges faced across the country as the Baby Boomer generation edges closer to retirement. Bauhu’s collection of pod-style homes are designed to transform unused garden space or privately owned land into self-contained, environmentally-friendly accommodations. The pods enable older generations to continue to live independently while simultaneously benefiting from the convenience of being close to family members who can offer the necessary support, assistance and companionship to boost overall quality of life.
■ For details about Bauhu’s Smart Care Pod go to www.rdr.link/lf117
Void mounted centralised extract unit launched The new Vort Platt HCS from Vortice is a compact centralised mechanical ventilation unit. The company understands that maintaining a good indoor air quality especially in student accommodation is paramount and has launched the solution to address many of these requirements. Suitable for a kitchen and two additional wet rooms, this ERP compliant unit is of slimline profile, fitting easily into many void spaces and is self-balancing; therefore installation will be quicker and easier. The product has adjustable humidity sensors that will boost when the relative humidity in the room exceeds a certain level, maintaining a comfortable and healthy internal environment for occupants.
■ To download the Technical Data Sheet about the product go to www.rdr.link/lf118
rdr.link rdr.link AIntroducing new digital service for our readers With a wide array of online resources supporting the latest solutions – from videos to technical guides, PDFs to Podcasts – it can be a challenge to locate what you need. To ensure you don’t miss out on these valuable resources, we are introducing rdr.link – a new, rapid service to transport you immediately to the online resources mentioned in our stories. So, on certain pages, you may see things like: “For more new products & solutions use rdr.link/AB101”
Just type rdr.link/AB101 into your browser and be transported to the products section on our website, packed full of new solutions. Designed to help busy professionals rapidly locate more information – look out for & use rdr.link
FIRE PROTECTION & SECURITY
Impact protection Sally Moores urges specifiers to look after the fire doors in their properties to ensure they continue to provide maximum protection to occupants. he simple implementation of a good maintenance regime and the application of reputable firerated door protection products can help win the battle against detrimental and costly impact damage to fire doors. Fire doors have the important job of preventing the spread of smoke and flame in buildings in the event of a fire, helping to save both lives and buildings. Article 17 of the Fire Safety Order states it is a legal requirement to adequately maintain fire doors so they are fit for purpose. It is therefore vital that not only are fire doors specified, supplied and fitted correctly, but also maintained to the highest standard. A standard which everyone in the process, be it contractor, architect, merchant, installer, inspector, director or building manager, is responsible for.
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On the front line In busy, well-used buildings, such as schools, hospitals and entertainment venues, fire doors are certainly in the front line when it comes to impact damage. The cause of this damage can come in many
forms, some specific to the use of the premises. For example, hospital doors are subject to significant wear and tear from the movement of wheeled hospital beds and chairs pushing through them, schools from the general volume of students and staff flowing around the buildings and venues experiencing impact from heavier performance equipment. All of the above can eat away at the composition of a fire door, which may start to cause problems with the functioning and integrity of the door.
Small problems can have big consequences Though some of the impairment may seem inconsequential to begin with, it can actually, quite early on, start to have a serious effect on the functioning of the fire doors. If left un-checked, holes literally can appear in the defence against flame and smoke ingress that a good working fire door should offer. It has been ascertained that fire doors in busy places need constant inspection to be satisfied of their condition — so what do we need to be aware of and
what can be done to prevent detrimental damage in the future?
The sum of many parts A fire door is made up of many components that all need to be inspected on a regular basis, the recommendation is every six months, but those that are in high traffic areas should probably be looked at once a week. Parts such as door leaf, frame, seals, ironmongery, gaps between doors and frames, closers, signage, hinges, glazing, locks/latches and grilles should all be under scrutiny. The combination of them all performing as intended leads to a fully functioning fire door. Adding reputable door protection products can help to protect some of these essential elements of the door, saving time and money from constant repair and replacement in the future.
Mind the gap Door edges are persistently damaged by traffic passing through, nibbling away at the timber, leading to the gaps between the meeting edges/edges and frames expanding to greater than the 3mm
therefore vital that not “onlyIt isare fire doors specified, supplied and fitted correctly, but also maintained to the highest standard.
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recommended for the efficient use of intumescent strips. To break the cycle of this persistent battering a fire-rated PVC-U door edge protector can be fitted to both meeting edges and hinged ones. With a reinforced inner, giving extra strength, the door edges will no longer experience splintering or chipping. As long as a door edge is not too badly damaged a door edge protector can also rectify the problem of too large a gap. The 9mm reinforced inner will reduce the gap between the meeting components, in this respect making the door compliant.
leading to the premature ingress of smoke and flame. In this situation the glazing bead unit can be replaced with a fire rated PVC-U clad hardwood unit. The plastic covering will act as a protective shield to both the timber and the enclosed intumescent, preserving their condition. By incorporating these units into new fire doors during the initial manufacturing process, their lifecycle can be extended.
Taking the flack The main body of the door, or leaf, is subject to continual wear and tear simply by people using it — be it feet, hands, trolleys or equipment being pushed or dragged through; they all leave their indelible mark. If a door leaf is continually hit at the same point it will in turn form a hole, crack or indent, which will render a fire door noncompliant to fire regulations. A simple solution to ward off this onslaught would be the installation of a 2mm thick PVC-U door protection panel.
fit. A reputable supplier will have carried out the current, relevant fire testing on their door protection products whilst in situ on a door. The results of these tests will be readily available to you on request for your assessment and to include in operation and maintenance manuals. It is the duty holders’ responsibility to ensure that relevant rated door protection, such as 30FD or 60FD door edge protectors are fitted on the relevant rated door. The door fire rating should be shown on a label on the top of the door or the information kept in the buildings O&M manuals.
Protecting people, buildings and budgets Looking after fire doors and protecting them against damage not only plays an exceptionally important part in the safety of a building and it’s users, but can also help with the reduction of maintenance and repair costs, proving if you look after your fire doors, they will look after you — in more ways than one.
Perfect beading One of the most vulnerable components of the door is glazing beads, which can become split, loose or missing very easily, affecting the integrity of a fire door. These problems again stop the all-important intumescent seals around the vision panel of a fire door from working to an optimum,
Door edges are subject to significant wear and tear
Recommendations and certifications Whilst fitting door protection products is good practice to help protect from damage, improve the look and extend the lifecycle of doors, it is imperative that compatibility and certification is checked on the products specifiers purchase and
Sally Moores is Marketing Manager, Harrison Thompson & Co Ltd ■ For more information on Yeoman Shield’s range of fire rated door protection solutions and to request a brochure go to www.rdr.link/lf119
Fitting door protection products will help protect doors in high traffic areas from damage
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FIRE PROTECTION & SECURITY Jason Unsworth looks at BIM Level 2 accreditation and how it can help improve the security of local authority properties.
Secure in the knowledge uilding Information Modelling (BIM) is a shared knowledge resource, providing all of the information about every component of a building, in one easy to access place. It enables professionals to digitally model a building and use the BIM data to reduce the risk of mistakes or discrepancies at an early stage, making for more cost-effective, safe construction, improved carbon performance and predictable planning. UK BIM processes range from Maturity Level 0 to Level 3. Typically, a Level 1 project will use a mixture of 3D CAD and 2D work. Now required by law for centrally procured public sector projects, Level 2 denotes projects where all parties use their own 3D CAD models and design information is shared through a common file format, enabling any organisation
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“aspect of the building’s
The information on every
design and construction needs to be stored in a central repository and kept
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within the project to combine the data with their own.
BIM Level 2 explained Whilst BIM Level 2 is not required for local authority construction projects, main contractors working in these areas are increasingly demanding this as a matter of course. BIM Level 2 facilitates well-informed decision making for greater clarity, better communications and better efficiency. Cost savings of around 33% across CAPEX and OPEX are possible by following a Level 2 BIM process. As the cost of operating and maintaining buildings and facilities can represent up to 85% of the whole-life cost, savings can pay back any upfront premium in construction expenses in just a few years.
Security and BIM Level 2 Security companies have been working at BIM Level 1 for a while, but very few have moved to Level 2; after all, is not 3D modelling overkill when it comes to a straightforward security system? Well firstly there is genuine demand from the construction sector for BIM Level 2 in the security sector. Why? The answer, it would seem, lies in two key areas: the benefits of 3D modelling when designing a security
system and the asset management and maintenance benefits that come from adopting the COBie data format which has become integral to BIM Level 2.
3D Modelling For the system designer, 3D modelling is really quick. It offers a simple drag and drop modelling process rather than the more laborious 2D CAD drawing, making it much easier to make changes to system design and even try out new ideas. For local authorities, it results in a fast turnaround time. Secondly, it enables quicker, more accurate decision-making: seeing a security system in a building in 3D is more engaging and intuitive and easier to use than a 2D CAD drawing. Things get missed in drawings, especially when you’re not familiar with these types of documents e.g. bracing is often a dotted line which can easily be misread or missed altogether. When this is applied to CCTV systems, the results are especially beneficial as you can actually see the camera view, including the focal lengths and where the blind spots are. It’s not quite Virtual Reality, but it’s the next best thing. This makes for the most effective security system design and a smooth installation, as the installer knows exactly where each piece
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FIRE PROTECTION & SECURITY of kit will go on site, resulting in a first time fix, rather than having to address unforeseen installation issues as they proceed.
Asset Management and COBie The adoption of COBie is the other leading factor in the drive to move to BIM Level 2. COBie is a non-proprietary data format for the publication of a subset of BIM focused on delivering asset data, as opposed to geometric information. It was developed to improve the handover process to building owner-operators, and for good reason. In any construction project there are large numbers of specialist contractors and trades working on a variety of aspects of the building, from the structure to the sanitation, the fenestration to the electrics and much, much more. The information on every aspect of the building’s design and construction needs to be stored in a central repository and kept up-to-date, ready for hand over to you. But this process can be very hit and miss, with data often supplied in a variety of different formats and in separate files, making it difficult to manage. COBie aims to
put an end to that, ensuring that all the key information is in one uniform format and shared between the construction team at defined stages in a project. This is, typically, a Microsoft Excel spreadsheet, but other spreadsheet applications may be used. For local authorities this information is invaluable when it comes to asset management and maintenance. For the security system, every part of the system down to the smallest item is listed and located. If something needs replacing, for example, there’s no rummaging through different files but instead the part number is instantly accessible. Equipment life is clearly listed, so replacements and upgrades can be pre planned. Furthermore, there’s no issue if there are changes in key staff as detailed information on the security system is available to the authorised people and not located in someone’s head or a file on their PC. Clearly sensitive security information, such as passwords, should not be entered into BIM, so it’s important to determine what information could compromise a
Using BIM on a project can reduce the risk of mistakes or discrepancies at an early stage
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security system and needs to be kept as separate documentation.
BIM Level 2: The holistic approach The transition from BIM Level 1 to 2 is a significant one and requires extensive input from manufacturers and service suppliers, from updating operational procedures to learning new methods of working and systems. It’s not an easy transition, but it is an important, worthwhile one that has longterm positive impacts for the construction sector. No longer are the different components of a building and its systems designed in semi isolation. BIM Level 2 offers a more holistic approach, looking at the bigger picture for a healthier outcome.
Jason Unsworth is General Manager GB at STANLEY Security ■ STANLEY Security is the first security company to achieve BIM Level 2 accreditation in the UK. For more information go to www.rdr.link/lf138
FIRE PROTECTION & SECURITY ROUND-UP New #AlarmsSaveLives Tenant Pack Aico has made Tenant Packs available to help landlords raise awareness and emphasise how important it is to regularly test Fire and Carbon Monoxide Alarms. The Tenant Packs are part of the company’s #AlarmsSaveLives campaign. A variety of resources can be requested from the company’s website, including eye catching posters, a fridge magnet and a tenant card highlighting how to test an alarm. The new #AlarmsSaveLives animation is also available for download and use across an organisations’ social media channels. Neal Hooper, Managing Director of Aico, comments: “We produce quality Smoke and Carbon Monoxide Alarms, but no matter what brand of alarm you have it’s important to test them. The upbeat, concise video really drives the message home: test your alarms regularly to ensure all components of the alarm are working.”
■ To see the animation go to www.rdr.link/lf120 New photoelectric smoke detector with integral sounder In line with its ongoing commitment to continuous improvement, Nittan is launching the new EV-PYS Photoelectric smoke detector complete with integral sounder. It features a new advanced smoke sensing chamber designed for maximum effectiveness. A spherical feature has been incorporated within the chamber, which provides superior light scattering, plus an orange LED has been used, which significantly improves response across the fire spectrum. The shape of the new ‘PY’ smoke chamber has also been optimised to minimise the effect of dirt/dust contamination, plus a fine stainless steel micromesh prevents the ingress of even the smallest insects which can create false alarms. The EVPYS is a direct replacement for the EV-PS and is fully backward compatible, meaning it is suitable for retrofit applications.
■ For more information on the EV-PS go to www.rdr.link/lf121 Standalone access control system NanoQuest from Nortech is a secure, single door selfcontained access control system. This proximity card reader/access controller combination is small, powerful and supports up to 500 users. It can also be used as a secure method of controlling devices such as intruder alarm panels, lighting and heating. The addition/removal of user cards is made simple with a ‘Master’ card. Special ‘User’ and ‘Auxiliary’ cards can also be added to control auxiliary devices and access restricted areas, and free exit input is included. The unit can output card data in RS232 format when in 'NanoQuest' mode, and in both RS232 and 26-bit Wiegand format when in 'Reader' mode, so that it can be used as a standard card reader as part of a future migration to a larger system.
■ For more information on NanoQuest go to www.rdr.link/lf122
‘Lifestyle inspired care home’ benefits from life-safety systems The solutions from C-TEC are providing high levels of protection for residents and staff at Milesian Manor, in Magherafelt. Communication between patients and staff is facilitated by a powerful Quantec addressable call system. Each bedroom is equipped with a call point and patients have their own tail call leads with which to call for assistance. In addition, bed and chair exit mats have been installed in day rooms, bedrooms and lounges. Door entry/exit monitoring systems are also in operation powered up by a series of C-TEC’s EN54-4 certified power supplies. At the heart of the home’s fire protection system is one of C-TEC’s ZFP 4-loop addressable fire panels with a touchscreencontrolled interface, which is connected to four compact controllers. A SigTEL emergency voice communication/disabled refuge system has also been fitted within the stairwells so that.
■ For more information on the Quantec system go to www.rdr.link/lf123 Sheltered housing scheme fire safety upgrade Horbury Property Services was selected to provide fire safety services for over 55s accommodation managed by Sheffield-based Arches Housing. The contract involved the company providing fire door replacement and fire compartmentation upgrades within a fourweek schedule, as part of enhancing fire safety for residents. Richard Sutton, General Manager at Horbury Property Services, says: “Fire safety is an essential requirement in all buildings, and we aim to ensure that the residents of Arches Housing are offered the best possible fire protection.” Luigi Iantorno, Asset Compliance & Reinvestment Officer at Arches Housing, says: “The upgrade to fire doors and fire compartmentation is an important part of our planned maintenance works as we aim to ensure our homes are as fire safe as possible.”
■ For more details on the company’s range of services www.rdr.link/lf124 J U N E
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Wrexham County Borough Council selected the Structherm SEWI system to upgrade its Airey type PRC houses
Structural solution Transforming communities through the upgrade of non-traditional housing stock. John Sparrow takes a look at the history of non-traditional methods of construction. lthough non-traditional methods of construction were first introduced after the First World War, around 95% of homes continued to be built using traditional bricks and mortar or stone. It was only after the Second World War that the scene really changed... with a population boom, slum clearance and town centre redevelopments, homes needed to be built quickly. Skilled labour was not readily available; traditional building materials were in short supply and factories established to support the war effort needed to diversify. For these reasons, new non-traditional ways of building were developed. As a result, around 1.5 million properties were built in the UK using non-traditional products and methods of construction between the late 1930s and early 1970s. There are literally hundreds of different types of non-traditional properties — BISFs, Airey, Unity, Cornish and Crosswall to name a few (the BRE list over 500) but they all fall into one of four main categories: 1. Timber Frame: Single storey height
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timber frame panels, sheathed on the inside and externally clad. 2. Metal Frame: Load-bearing frame comprising of metal columns, joists, beams and roof trusses and clad with a variety of materials. 3. Precast Concrete (PRC): Load bearing concrete columns and external concrete cladding panels which were cast off site before being transported to site and lifted into place. 4. Insitu Concrete: Three basic elements — formwork, concrete and reinforcement. Steel reinforcement is added between the formwork before a liquid concrete material is poured in to create the framework on site. We are not just talking about low-rise housing — high-rise accommodation became popular in most UK cities between the 1950s and late 1970s. As a result of the development in concrete technology and panel systems, which could be stacked together, many of these medium- and high-rise blocks were constructed from similar non-traditional materials.
So, what’s the problem with nontraditional properties? Where do we start? General ageing, deterioration of seals, a lack of wall ties, design faults, carbonation, corrosion — the list goes on. Many non-traditional house types are even officially designated as structurally defective by the BRE. The main issue stems from the simple fact that these properties were built quickly and cheaply to overcome a specific and historical need but were actually only designed to last for the short-term — around 20 years in many cases. In spite of this, people are still living in these properties today — properties that have very little in the way of insulation are not thermally efficient at all and are susceptible to condensation. Visually, they appear dated, and practically they are cold, damp, expensive to heat and environmentally wasteful. So, how do we best bring these properties into the 21st Century?
External wall insulation Combined with new windows and roofs, external wall insulation (EWI) is an obvious
way of upgrading such properties. The solution consists of rigid insulation panels, usually enhanced polystyrene (EPS) or mineral fibre, which are mechanically fixed back to the existing substrate. These panels are then directly rendered with a polymer-modified basecoat into which a reinforcing mesh is embedded. A finish (or a mixture of different finishes) can then be applied — often a thin coat, through coloured render, a dashing aggregate or one of the many modern lightweight ways of replicating the effect of brick or stone. On paper this solves all the main issues — aesthetically properties can be dramatically modernised and communities transformed, a risk of condensation can be minimised through careful dew-point calculation and current U-value regulations met by the accurate specification of insulation type and thickness. This kind of system will not provide the solution in every case however. A standard EWI system needs to be mechanically fixed back to the substrate, typically with a minimum of eight specialist screw or nail fixings per square metre. Because of this, the substrate needs to be in good enough condition and constructed from materials suitable to bed the fixings with the strength to hold the insulation system in place. A simple pull out test using a calibrated meter is the standard way to measure this. Similarly, wall ties or connecting details need to be in good condition and free from corrosion and the property should not be designated as BRE defective. Any of these conditions may render the property unsuitable for a refurbishment upgrade using a standard EWI system.
The structural external wall insulation (SEWI) system is specific to Structherm
The Structural EWI system dramatically improved the appearance of the properties in Wrexham
Structural EWI The alternative is the lesser known Structural EWI system. A system that is designed specifically for the non-traditional refurbishment market and with these kind of problems in mind. The structural external wall insulation (SEWI) system is specific to Structherm. It is manufactured in the UK, is BBA accredited and proven for over 35 years. It consists of strips of rigid insulation panels (typically EPS, Mineral Fibre or Phenolic foam), which are housed within a steel wire frame or cage. As with a standard EWI system, type and thickness of insulation is detailed on a project specific basis. The difference in this system is that, unlike standard EWI, these panels do not attach to the substrate but instead are designed to span and be fixed to the load bearing frame, columns, panels or structure of the building itself. The steel framed panels are then joined together with a rigid mesh. This, in effect, forms a new substrate that is structural in a reinforcing capacity, which wraps the entire building. Once fixed into position the panels are then rendered with a thick coat render base and can be finished in the same thin coat, through colour renders, dash aggregates or brick effect/profiles. This robust system is not just suitable for low-rise refurbishment but also highrise where the panels can be fixed both vertically, floor-to-floor, or horizontally column-to-column. It is also effectively used in the upgrade of modular buildings, especially schools. The SEWI system has a design life in excess of 30 years and so, combined with re-roofing and external
works, the life expectancy of these properties is significantly extended.
Wrexham project The Structherm SEWI system was recently used to upgrade several hundred Airey type PRC houses for Wrexham County Borough Council. Airey houses were designed with a maximum 20 years lifespan and fall under the designated defective properties by the BRE. As a result, demolition was a serious consideration. A standard EWI system was not suitable; instead, a SEWI was specified and installed with primary fixings through the existing cladding panels and into the load bearing concrete columns. Additional secondary fixings were used to restrain the cladding panels, which were then joined with a rigid mesh. Installation of the SEWI system was carried out by several specialist approved installers, Mitie Property Services, Thomas CMS Holdings and Westdale Services and finished with brick slips, ArtBrick finish and through colour render. The refurbishment has cost-effectively increased the lifespan by an additional 30 years as a minimum, provided a transformational aesthetic upgrade and improved thermal performance from 0.59W/m²K to 0.20W/m²K and all without the need to decant the existing tenants.
John Sparrow is Sales & Marketing Director at Structherm ■ To download a copy of Structherm’s External Wall Insulation guide go to www.rdr.link/lf125
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ROOFING, CLADDING & INSULATION
Avoiding unnecessary costs Kingspan Insulation has published a new white paper with research from Currie & Brown exploring how different insulation specifications impact overall project costs
Adrian Pargeter reveals the hidden cost of ‘cheap’ insulation.
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he Government’s decision to lift the Housing Revenue Account (HRA) borrowing cap has provided a much-needed boost for local authorities. As work begins to start closing the housing gap, careful consideration needs to be given to delivering quality as well as volume. Often, there is considerable pressure to engage in ‘value engineering’ where specifications are changed to allow the use of cheaper, lower performing materials. When looking at the comparative products in isolation this can appear to provide considerable savings, however, it can also compromise the expected longterm performance of the building or require extensive alterations in the design. To better understand this issue, Currie & Brown has undertaken extensive research looking at how alterations to the cavity wall insulation specification can affect overall project costs. The analysis shows that by selecting premium performance phenolic insulation over less thermally efficient glass mineral fibre insulation, it is possible to not
only reduce external wall depths but also save on overall expenditure.
Cavity requirements Regulatory guidance on the level of thermal insulation required for new homes is covered within Approved Documents L1A to the Building Regulations 2013 (in England), 2014 (in Wales), and Section 6 (Energy) 2015 of the Building Standards in Scotland. To ensure compliance, it is a good idea to target an external wall U-value of 0.16W/m²•K for properties in England and Wales and 0.15W/m²•K in Scotland. A key measure of an insulation materials performance is its thermal conductivity (lambda). Products with a lower thermal conductivity are more resistant to heat loss through conduction, meaning a reduced thickness of insulation can be used to achieve a desired level of thermal performance. Cheaper materials often have relatively high thermal conductivities. For example, glass mineral fibre insulation
typically achieves values of between 0.032-0.037W/m•K. In contrast, the latest phenolic insulation boards can achieve a thermal conductivity of 0.018W/m•K. As such, whilst these boards are more expensive than lower performing materials, they can enable target U-values to be reached using thinner insulation, reducing external wall construction depths. To understand how this may impact overall project costs, Kingspan Insulation commissioned Currie & Brown to carry out an analysis.
Research To assess how the choice of insulation could impact overall project costs, Currie & Brown developed scenarios for properties of three different scales: ● Large detached house; ● Small detached house; and ● Mid-terraced house. Each property was modelled using SAP 2012 and was designed to meet the
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ROOFING, CLADDING & INSULATION requirements of Approved Document L1A to the Building Regulations 2013 (England). Two external wall constructions with a Uvalue of 0.16W/m2.K were modelled for each scenario, one with glass mineral fibre insulation and the other with premium performance phenolic insulation. The full specifications are shown in Table 1 (below).
Table 1 – Modelled specifications and overall external wall construction depth. The cost analysis was then conducted by an experienced residential quantity surveyor. In addition to the upfront cost of the insulation, the analysis considered a wide range of variables linked to the cavity width and overall thickness of the external
walls including the length of wall ties, rafters and joists, width of cavity closers and the extent of foundations. In all scenarios, foundations are 300mm deep in a 600mm trench. It was assumed that the thinner cavity for the phenolic insulation specification would allow a narrower foundation of 650mm compared with 900mm for the glass mineral fibre specification.
construction. When all these factors were considered, the analysis showed that the overall cost for the large and small detached houses with the phenolic insulation specification and 600mm foundation was actually less than that of the glass mineral fibre specification with a 900mm foundation (as shown in Table 2 below). Meanwhile, for the mid-terraced property, the cost differential was negligible.
Results
In addition to these cost benefits, the reduced construction thickness of the phenolic insulation specification should also allow window reveal depths to be minimised. Research has shown this can allow more light into internal spaces1 and may make them healthier and more attractive to tenants.
The analysis showed that whilst the cost of the glass mineral fibre insulation itself was less than the phenolic insulation, the increased cavity width with the glass mineral fibre specification raised the cost of all accessories such as lintels, wall ties and cavity closers. Furthermore, the need for more extensive foundations and associated groundworks, along with the additional roof and wall areas, also added significantly to the overall cost of the glass mineral fibre
The research shows that by specifying Kingspan Kooltherm K106 Cavity Board over lower performing glass mineral fibre insulation, it may be possible to reduce overall project costs
Seeing the full picture With considerable new resources now available for housebuilding, the focus for all local authorities must be to deliver both quality and value — ensuring these homes keep occupants healthy and comfortable over the long-term. The Currie & Brown research highlights the importance of taking a holistic view when approaching specification for the projects. By utilising higher performing materials such as phenolic cavity wall insulation, it may be possible to improve their overall design whilst still saving money. 1. www.kingspan.com/gb/en-gb/products/ insulation/kingspan-insight/daylighting
Adrian Pargeter is Head of Technical and Product Development at Kingspan Insulation ■ To download a copy of Kingspan Insulations’ Avoidable Costs whitepaper go to www.rdr.link/lf126
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Clear case
Wrexham County Borough Council selected the Structherm SEWI system to upgrade its Airey type PRC houses
Lighting can influence the behaviours and wellbeing of building users both positively and negatively, particularly in education environments, affecting for example concentration and vision amongst students. As awareness of the positive impact natural light can have on the wellbeing of staff and pupils increases, Xtralite offers advice on the benefits of installing rooflights in schools. he demands on a modern day classroom have increased considerably as appreciation of building design continues to evolve,” says Jim Lowther, Sales Director at Xtralite. “Installing clear glazing above work stations, desks or any other areas can create massive contrasts between light and dark, resulting in glare from the work surface. Diffused glazing will distribute better quality light across the room resulting in a more comfortable, and consequently productive, environment.” The benefits of natural light on wellbeing are far reaching and as such it is important that natural light opportunities are maximised in education establishments. It has been proven to boost serotonin levels (the happy hormone) and also aid concentration-enhancing productivity. The National Association of Rooflight Manufacturers (NARM) supports the need for natural daylight in buildings and this is
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reinforced by an American study, which found that workers who received natural daylight enjoyed increased performance levels at work and also slept on average an extra 46 minutes per night compared with workers who were not exposed to any natural light at all.
which can be tinted or coloured if required, reduces the risk of glass falling into the building should the outer pane shatter, from impact or heat stress. Jim comments: “We actively encourage this type of specification so that students and building users reap the benefits of natural light without compromise.”
Natural lighting and glazing With this in mind natural lighting and glazing specifications within building design should be given prime consideration to ensure rooflights are installed that negate any potential ‘hot spots’ and diffuse light across the room setting. It is possible to specify the full range of glazing mediums and provide consistent light across the desks. Xtralite can provide Glass Polycarbonate and Lumira Technology installed in either their structural glazing systems or modular rooflights. Safety also remains of paramount importance as the company’s policy of only using a laminated inner pane of glass,
Cambridge School A school in Cambridge, with unprecedented links to the City’s University, has pushed the boundaries of architectural design for educational establishments. Willmott Dixon, contractors of the University of Cambridge Primary School on the development, installed a range of products from Xtralite equating to over 350 sq metres of glazing in different areas of the school including the hall, dining hall, classrooms and seminar rooms, to provide as much natural light as possible and ensure a pleasant environment for both children and staff.
“Xtralite has a formidable reputation in the industry and we wanted the very best products in this building to fulfil the architectural vision and give longevity and durability,” comments Fraser Driver Design Manager for Willmott Dixon. “The unique, cutting edge design of this circular school meant that we needed complete flexibility from our suppliers to be able to fulfil the architect’s brief and we are delighted with the service and the quality of the products from the Xtralite team.” The units predominantly specified were Xtralite X-Span — a bespoke site assembled glazing system that can be both functional and aesthetically pleasing. In this case a self-supporting, thermally enhanced trapezium wedge shaped roof light system that was pitched at 15˚ was created to allow for the unusual shape and curves of the building. Other products specified included opening roof lights operated by chain to allow ventilation, which were situated throughout selected areas of the building.
Stimulating learing environment “The whole project demonstrates visionary planning and architectural design by Marks Barfield Architects, creators of the London Eye, whom I understand liaised with the University’s Faculty of Education and leading educational experts to create a learning environment that will stimulate students and fulfil its aims of being a University Training School,” says Jim. “We are delighted to have worked with the entire team and embraced the challenges of such a unique design — of which the end result is quite spectacular.” The University of Cambridge Primary School forms part of a long-term project led by the University of Cambridge — North West Cambridge Development — on 150 hectares of land which will see homes, research facilities and open spaces be created as an urban extension to Cambridge.
A range of products from Xtralite equating to over 350 sq metres of glazing was installed in different areas of the school
…natural lighting and glazing specifications within “building design should be given prime consideration to ensure rooflights are installed that negate any potential ‘hot
”
spots’ and diffuse light across the room setting.
With thanks to Xtralite (Rooflights) for preparing this article ■ To download a copy of Xtralite’s Designing with Daylight guide go to www.rdr.link/lf127
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ROOFING, CLADDING & INSULATION ROUND-UP
Ultra-thin insulation with superior performance
The ultimate weatherproof underlay
The A. Proctor Group recently launched a new vapour permeable insulation, which offers superior thermal performance and fire protection behind cladding. Spacetherm Slentex is the result of extensive research and development to produce a vapour permeable insulation with an A2 fire rating classification. The new insulation is classified as Class A2, s1 –d0 according to the Euroclass system, which classifies the reaction to fire performance of building products. It is a flexible, high-performance, silica aerogel-based insulation material of limited combustibility suitable for use in exterior and interior applications. Supplied in a variety of finishes, the substantial layers of the insulation meet the requirements for A2 classification (insulation, MgO and plasterboard). Engineered for space-critical applications, the product offers low thermal conductivity, superior compression strength, plus breathability allied to hydrophobic characteristics.
Permo extreme RS SK2 from Klober is a waterproof, tearresistant underlay, designed for use on low pitched roofs. Suitable for profile tiles pitched at 12.5˚ or more, 15˚ for slates and 22.5˚ for plain tiles; it is manufactured from a bondable twolayered underlay with a shrink-resistant TPU coating on a robust PES (polyethersulphone) fleece which allows vapour to escape, while keeping rain water out. Double self-adhesive edge strips provide a permanent seal and immediate weatherproofing against wind, rain and snow, while the PES fleece also incorporates a capillary stop to control the formation of condensation. With a high-temperature stability that peaks at 100˚C and due to the fact that it is very UV-resistant, it also means that it is highly suitable for installation under in-roof system solar panels.
■ To download the product Datasheet go to www.rdr.link/lf128 A new lease of life for Bell Street CUPA PIZARRAS Heavy 3 natural slate has been selected as an accurate match for the historic slate roof of a converted Category B listed stable building in Glasgow, previously home to the city’s police and cleansing department horses. The aim of the project was to convert the previously derelict listed building, owned by Glasgow Housing Association and now known as Bell Street Stables, into 52 affordable midmarket flats. The project involved the restoration of the existing façade and roofing and replacing the cobbled horse ramps between floors with staircases. In total, 2,000m2 of CUPA PIZARRAS Heavy 3 40 by 20cm slates were used to refurbish the roof of the building. The slate resembles traditional Ballachulish slate and is capable of withstanding extreme Scottish weather conditions.
■ To download a copy of the Natural Slate brochure go to www.rdr.link/lf129 Ageing Maidstone towers revitalised As part of a wider regeneration project, Golding Homes selected Langley Structures’ Flat to Pitched (FTP) system to improve the long-term value and aesthetics of two of its high-rise towers in Maidstone — Sunningdale and Midhurst built in the 1960s. The Langley Structures’ team designed all aspects of the re-roofing envelope, including a lightweight pitched roof frame, a standing seam roof covering that facilitated fixing of the PV panels, plus the facias, ventilated soffit, vertical arrowhead cladding and rainwater goods. In addition, an array of 65 photovoltaic panels was also specified, generating 21kw electricity for the communal spaces. The new roofs incorporated external downpipes to eliminate the risk of internal leaks from blocked rainwater pipes and improve access for ongoing maintenance without disturbing the residents.
■ To find out more about the FTP system go to www.rdr.link/lf130
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■ To download a datasheet go to www.rdr.link/lf131 Edgemere slate range colour options expanded Marley has enhanced its slate offering by introducing a fourth colour option to the popular Edgemere range. Available across all three of the company’s existing variants — Standard, Riven and Duo — the new Anthracite colour choice has been developed to provide a closer aesthetic match to natural slate and offers an affordable way to comply with planning requirements. The Edgemere range can be used to a low minimum pitch of 17.5˚, with the Riven providing a surface texture similar to a more natural slate appearance with a variegated look, depth and tone. In addition, the Duo option features a mock-bond down the centre of the tile to create a small-format slate-like appearance. The slate-like appearance of the range is enhanced by its thin leading edge and the broken-bond laying technique.
■ For more information about the range go to www.rdr.link/lf132
REFERENCE LIBRARY Response to MHCLG’s Implementation Plan ASSA ABLOY Opening Solutions has issued a new whitepaper in response to the MHCLG’s Building a Safer Future: An Implementation Plan. Led by Dame Judith Hackitt, an Independent Review of Building Regulations and Fire Safety was published in the wake of the Grenfell Tower fire. It called for the development of an “implementation plan that will provide a coherent approach to delivering the recommendations in her Review.” Building a Safer Future is the response from the MHCLG. The plan sets out how government and industry will achieve the systematic overhaul required to improve building and fire safety. ASSA ABLOY’s new whitepaper highlights the critical points from the plan, including: the importance of thirdparty certification, digital labelling and traceability, and the role of Building Regulations in achieving a safe built environment.
■ To download the whitepaper go to www.rdr.link/lf133 New soft landings guide available The Soft Landings and Business-Focused Maintenance Topic Guide from BSRIA aims to inform those involved in the design, construction and operation of a building about how an effective BFM regime can be developed and achieved through the Soft Landings approach. The guide’s co-author, Nick Blake, Principal Consultant – Facilities Management, BSRIA, says: “BFM can help the team to first decide which assets are crucial in achieving the business goals and the end users’ needs. Then, Soft Landings success criteria in terms of the availability, accessibility and manageability of those assets can be set. And the asset strategy and maintenance schedules should be gradually developed during the project and be completed and available at the Pre-Handover Phase.”
■ To download the topic guide go to www.rdr.link/lf134 Cavity Wall Insulation report released for Northern Ireland Research into cavity wall insulation in social housing and private homes in Northern Ireland has been published. The research was commissioned in 2017 by the Housing Executive on the back of concerns about the standard of cavity wall insulation in its own properties. The research was carried out by Consultancy, Investigation and Training (CIT) a subsidiary of the BBA. A sample of more than 800 Housing Executive properties and 100 privately owned homes were surveyed as part of the research. CIT has made a number of recommendations including prioritising remediation work; training Housing Executive staff; setting industry standards for suppliers; seeking compensation from companies responsible for non-compliant installations and establishing mechanisms for tenants to raise concerns related to cavity wall insulation in their homes.
■ To download the full report go to www.rdr.link/lf135
New brochure shows how to transform walls #TheSmartWay
Fibo UK introduces a new 36-page brochure for its growing range of high-performance wall panels. The brochure includes a comprehensive overview of the company’s full panel collection, including the new marble and tile-effect ranges, and the wide choice in styles and finishes. Striking photography shows how the high quality panels can be used to transform walls, whether that’s with a contemporary monochrome look or using a combination of different panels to create a truly personal statement. The brochure also explains the benefits of our recently launched accessories range and Fibo’s Aqualock tongue-and-groove system. The Class 1 fire rated panels (tested under BS 476 Part 7: 1987 Surface Spread of Flame) are also featured, ideal for projects that require higher fire performance.
■ To download the brochure go to www.rdr.link/lf136 Specifier’s Guide takes the floor again Now entering its second year, The Specifier’s Guide to Flooring is a comprehensive technical guide to product selection — and an invaluable resource for architects, interior designers and facilities managers. Described as an “expert at your elbow, combining industry technical expertise, stunning imagery and CPD information” by architect, Simon Jackson, the Guide’s 2019 content spans adhesives to luxury vinyl tiles, wood and laminate — and everything in between. It includes informative articles on sports floors, smoothing compounds and carpet tiles from high profile and specialist flooring manufacturers. Eye-catching international case studies demonstrate how techniques and products from the guide can be applied in real installations, whilst exploded material make-ups take a closer look at specifications. The guide is published by Kick-Start.
■ For a copy of the guide go to www.rdr.link/lf137
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Coming up in the July/August issue of LABM…
Good bathroom lighting delivers adequate light levels for the user to perform a variety of tasks around the space
SCHOOLS, HOSPITALS & COMMUNAL BUILDINGS
KITCHENS, BATHROOMS & DISABILITY NEEDS
● Stantec discusses strategies for designing high density, more sustainable student living models that combine live-ability and affordability. The piece will feature examples from the US where state building codes are very prescriptive in terms of density, sustainability and fire safety, explaining what UK universities and student accommodation developers could learn from this model.
● Advice on how social landlords and Facilities Managers can ensure the accessible bathrooms in their properties are well lit to minimise falls and other accidents, and we discuss bathroom lighting packs. ● For LABM finds out about a new washroom pod that is set to transform washroom access for disabled and elderly people that can be sited inside or outside the home.
DIGITAL TRANSFORMATION ● A look at how digital transformation is impacting on councils and housing associations and the rise in demand for smart services for tenants and local communities. ● The latest technology designed to ensure the safety and wellbeing of lone workers, particularly housing workers. ● A look at how local authorities can ensure the smooth delivery of digital transformation projects, delivering them on time and on budget.
Advertisement index A. Proctor Group Limited .........................................................(page 2)
SAV Systems .............................................................................(page 15)
Akzo Nobel/Dulux Trade .......................................................(page 21)
Spirotech UK Limited ..............................................................(page 13)
CIH Housing 2019 .............................................................(back cover)
Swish Building Products Limited ........................................(page 43)
Doorstop International ...........................................................(page 34)
The Electric Heating Co Limited ..........................................(page 13)
Grass Concrete Limited .........................................................(page 27)
Vent-Axia Limited ...................................................................(page 28)
James Jones & Sons ...............................................................(page 5)
Wavin .................................................................................(pages 22,23)
LABM Online ............................................................................(page 40)
Wilo (UK) Limited .....................................................................(page 28)
Medite Smartply .......................................................................(page 18)
Windoor UK Limited ..............................................(inside front cover)
Samuel Heath & Sons ..............................................................(page 7)
Yeoman Shield ........................................................................(page 43)
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GUEST COMMENT
Giving tenants a voice Jackie Perry, Assistant Director of Communities and Customer Service at Muir Group Housing Association, discusses the NHF’s ‘Together with Tenants’ initiative and how important it is that tenant’s voices are welcomed, heard, valued and acted upon. he National Housing Federation’s Together with Tenants initiative highlights the importance of building positive relationships with residents and aims to provide a universal baseline for how we should all value their feedback. It should mark a step change in the tenant/landlord relationship and reemphasise the necessity for landlords not only to listen, but also to understand how tenants can influence and help improve what we do. As such, part of the Together with Tenants commitment will be that the NHF seeks to implement changes in the code of governance for housing associations. At Muir Group Housing Association, we signed up to become an ‘early adopter’ with Together with Tenants because it’s an ideal that we truly believe in — and we want to help turn it into reality. The proposed charter sits with our own values as a housing association and we are enthusiastic about sharing our learning with others, while also learning from the experiences of other housing providers. We believe Together with Tenants can help provide consistency within the sector. Regardless of where or who your landlord is, there is a basic level of service that should be expected in terms of commitment. This initiative can provide that baseline, although I think that good landlords should endeavour to go above and beyond that. The fact that we’ve embedded residents in our governance structure at senior level at Muir — in dialogue with our Board —
demonstrates our commitment to ensuring our residents have a clear pathway and a clear voice with which to scrutinise how our services and performance. This helps to provide meaningful change wherever it may be needed.
Positive steps The residents who sit on our National Residents Group have engaged with the Together with Tenants draft plan and provided feedback to it, and we’ve also encouraged our other residents to complete the online questionnaire provided by the NHF. Our residents have seen the plan for Together with Tenants as a positive thing and felt the steps Muir has taken in recent years have also gone some way to embedding those priorities and processes. They can see our commitment but they are also keen to see us learn from others as well, and that the measures we put in place remain contemporary and fit for purpose. For example, Muir works across more than 30 local authorities so while Together with Tenants can work at a national level; it’s also about how versatile the plan is when you consider how it filters down to impact on local priorities. Residents have a key role to play in helping provide oversight of the charter and embedding a culture that values tenant voice.
Accountability When you look at some of the drivers that have led to the Together with Tenants draft plan, they result from landlords not having processes in place to ensure tenant voices
have a key role “to Residents play in helping provide oversight of the charter and embedding a culture that values tenant voice.
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are properly respected. Together with Tenants needs to ensure accountability is not just a paper exercise, but something that shows how the tenant voice is properly welcomed, heard, valued and acted upon — demonstrating that customers are truly at the heart of what we do. Accountability is a key thing and perhaps something as awful as Grenfell occurred because that was something previously lacking. It’s important that any performance indicators are fit for purpose to aid consistency and enable proper benchmarking and comparison; so tenants can see exactly how their landlord performs. I think Together with Tenants will result in some great innovation throughout the sector and hopefully engage more residents who feel there are greater opportunities to make a difference regarding service standards. This can increase the confidence of tenants and prospective tenants in housing associations and social housing providers — removing any stigma or negative perceptions to help deliver a sector everyone can be even more proud to be part of.
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