Delivering communities of the future
Chair: Helen Brindley, CIH North East board memberDr. David Kelly, group director, BRE Innovation Park
NetworksSimon Williams, head of delivery, Home Group
Craig Kaminsky, quality assurance manager, Home Group
Gateshead Innovation Village
Volumetric Light Gauge Steel FrameBuilt in a factory transported to site fully finished inside & outSix weeks construction in factoryOne day installation on site from foundation upwards
Volumetric Light Gauge Steel FrameBuilt in a factory transported to site fully finished inside and outSix weeks construction in factoryOne day installation on site from foundation upwards
Volumetric Timber FrameBuilt in a factory transported to site fully finished inside and outin three sections per floorSix weeks construction in factoryOne day installation on site from foundation upwards
MMC Light Gauge Steel PanelisedSteel Wall panels with insulation on the outside installed in a factory delivered and erected on site (Flat Pack)Semi-detached house watertight in one week on site as appose12 weeks traditional builtupwards
MMC Aerated Concrete Concrete panels pre cut and erected on siteSemi-detached house watertight in one week on site as appose12 weeks traditional builtMaterial order only built by ContractorNever built before in UK - product shipped from Europe
Traditional Built on site by the main Contractor12 weeks on site until watertightApprox. 24 weeks build time
Horizon Scanning
EPBD nearly zero energy buildings 2021
2016 Zero Carbon Homes Scrapped
No coal burnt generating UK electricity
Future Homes Standard
SAP 2012…………………SAP 2000 & when?
Low-carbon energy forms majority of UK
electricity
The energy performance gap
Build costs
Code for Sustainable Homes wound down
Build costs
Clean Growth Strategy
Kg
CO
2e
per
kW
h
Traditional
ILKE
Premier Modular
Xella
Simply Modular
Intelligent Steel
*Pulse heating test,temperature,humidity &CO2 monitoring
M&E strategies
M&E StrategiesO
pti
on
A
Kensa Shoe Box GSHP Hot water cylinder
Micro district heating bore hole array
LTHW radiators Wondrwall Intelligent controls
Op
tio
nB
Quantum electric storage heaters
PV diverter Roof mounted solar PV
Direct electric Sunamp phase change heat store
Op
tio
nC
ASHP external condenser
Heatexchanger
LAN adapter
Roof mounted Solar PV
Sunamp phase change heat store or cylinder
LTHW Radiators
Op
tio
nD
Electric panel heater Roof mounted Solar PV
Cylinder 3kW AC & 2kW DC immersions
ELE 2.4kWh PV battery, patch panel & DC power
MVHR
M&E Strategies
Future homes Standard Consultation2025 Future Homes Standard – 75 to 80% less CO2 than current Part L 2013.
2020 Part L consultation as a stepping stone, two options.
Specification Part L 2020 option 1 GIV enhanced fabricOption B & D
Part L 2020 option 2 GIV standard fabricOption A & C
External U-value (W/m2K) 0.15 0.15 0.18 0.25
Party Wall U-value (W/m2K) 0.0 0.0 0 0
Roof U-value (W/m2K) 0.11 0.1 0.11 0.1
Floor U-value (W/m2K) 0.11 0.12/0.16 0.13 0.18
Window U-value (W/m2K) 0.8 1.4 1.2 1.4
Air permeability (m3/h/m2@50 Pa) 5 5 5 5
PV installation area (% of building foundation)
0% 50% 40% 50%
Option 1 Future Homes Fabric – enhanced fabric, triple glazing, shower waste water heat recovery & gas boiler (20%less CO2 in comparison to Part L 2013).
Option 2 Fabric + tech – slight fabric improvement, shower waste heat recovery, gas boiler & renewables or low carbon heating system (31% less CO2 in comparison to Part L 2013).
Specification/M&E Option % DER < TER (SAP2012 fuelemission factor)
% DER < TER (SAP10.1 2020 fuel emission factor)
Property cost uplift over Part L 2013
Life cycle & Maintenance Costs
Running Costs
A- GSHP micro district heating, smart controls & system 3 extract.
40.1% 76.7% £8,668.00 ? ?
B- Storage heaters, 3kWp PV, diverter, phase change store, system 3 extract.
27.6% 72.1% £4,600.00 ? ?
C- ASHP, 3kWp PV, LAN adapter, cylinder or phase change store, system 3 extract.
77% 91.1% £7,445.00 ? ?
D- Panel heaters, 3kWp PV, ELE 2.4kWh battery, patch panel, DC power & MVHR.
44.6% 78.7% £4,600.00 ? ?
M&E interim findings2025 Future Homes standard – 75 to 80% less CO2 than current Part L 2013.
DER – Dwelling CO2 Emission Rate – annual kg of CO2 per m2 floor area.
Option 1 – Enhanced fabric & shower waste heat recovery, 20% reduction - £2,560.00
Option 2 – Slight fabric increase, shower waste heat recovery & PV, 31% reduction - £4,850.00
Low carbon heating system now, 31+% reduction- £3,130.00
Part L consultation impact assessment
Building a better world together
www.bregroup.com
21 November 2019
BRE Innovation Parks and GIV
Garston, Ravenscraig, Liverpool, Gateshead
Vaughan, Ontario
Brasilia, Brazil
Santiago, Chile
Gui’an, China
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Innovation Parks Network
‘Our vision for the BRE Innovation Parks is to establish a unique and
unparalleled research and demonstration network, which inspires
and develops innovative solutions that will inform the
development of the global built environment. This network will work
with local and international stakeholders to identify and support
innovations which demonstrate true sustainability and deliver
social, economic and environmental benefits at the national and
international levels’.
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BRE and GIV
• Assessment of building performance
• Influence of occupant behaviour
• Comparison of different fabric options
• Comparison of different energy systems
Innovation – data - confidence
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Suitable for retrofitting and new building design - pre and post
occupancy monitoring
Development of new approach to combining simulation modelling
and monitoring
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Fabric
Plot Beds m2 Type Construction standard enhanced Services ATT result
3 2 78 Semi ICARUS x C
8 2 78 Semi ICARUS x B
39 2 78 Semi ILKE x C 4.96
41 2 78 Semi ILKE x B 4.63
10 2 78 Semi PREMIER MODULAR x C
12 2 78 Semi PREMIER MODULAR x B
22 2 78 Semi SIMPLY MODULAR x D 5.69
19 2 78 Semi Traditional x C
25 2 78 Semi Traditional x B
5 2 78 Semi XELLA x B 6.61
16 3 83 Semi XELLA x B
Air permeability tests
Plot ATT result
4 6.38
6 7.78
7 6.03
16 6.76
17 4.97
18 tbc
23 4.29
24 6.21
27 5.51
28 5.51
29 5.81
31 5.76
32 5.94
36 4.45
37 4.51
38 5
40 4.03
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Thermostat controlling heat input
Temp/RH sensor (wireless) to enable
monitoring from outside whilst test is ongoing
Temp/RH sensor (with wireless link to
datalogger)
Wire clamps / energy meter on heat
input (wireless link to datalogger)
Circulating fans
not visible
Pulse test set-up
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Pulse Test approach
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Gateshead Innovation Park Project
CO2 sensor datalogger. Sits on floor.
230V socket required. NB: this is different
(in addition to) the 3-4 hubs that will be
required to monitor temp/RH across the
entire site
CO2
AC1
CO2 Detector. Wall mounted at 1150
AFFL. Supply from nearby 230V socket
13 A socket required.
CO2
AC1
Log
A
B
C
D
AC1
Gateshead project in association with Innovation Park Network
Long term monitoring sensor locations
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‘Voice of the Customer’
/ Post Occupancy Evaluation
Aim: Evaluate occupant satisfaction with their homes
Focus on design, layout, comfort, energy efficiency, operation, site…
Why: Occupant behavior has significant impact on energy and comfort,
particularly where new technologies/systems are installed (potential for
mis-understanding)
Provides feedback and learning to Homegroup
How: Quantitative & qualitative assessment (social psychologist led)
Questionnaire & focus groups sessions @ 2x distinct stages
building a better world togethertogether
www.bregroup.com
BRE Global
Watford, UK
WD25 9XX
+44 (0)333 321 88 11
www.bregroup.com
Thank you
Any further Questions?
Delivering communities of the future
Questions
Delivering an asset-management strategy that drives your ambitions
Chair: Diane Carney, CIH North East board memberRichard Medley, founder and director, Housing
DynamicsGeorge Paterson, group director of property services,
Together Housing Group
DELIVERING AN ASSET MANAGEMENT STRATEGY
THAT DRIVES YOUR AMBITIONSRICHARD MEDLEY, FOUNDER & DIRECTOR, HOUSING dynamics
Asset Management is an area in which we can really have
AMBITION
www.housingdynamics.co.uk Richard Medley 07799 115571
So what are our ambitions
for the 2020s and how are
we going to achieve them?
As a sector, are
we ambitious
enough?
Let’s start by thinking about what asset management is all
about
www.housingdynamics.co.uk Richard Medley 07799 115571
Having the right assets, of the right quality, in the right place, at the right time generating appropriate value to the business planScottish Housing Regulator, Strategic Asset Management, Aug 2012, Recommended Practice
Let’s start by thinking broadly about what asset
management really is
www.housingdynamics.co.uk Richard Medley 07799 115571
So, let’s think about what sort of properties might constitute the
right properties, in the right place, at the right time – meaning
they’re fully ‘fit for purpose for the 2020’s?
www.housingdynamics.co.uk Richard Medley 07799 115571
Well let’s think first about what aren’t…
So, what is a MODERN HOME?
www.housingdynamics.co.uk Richard Medley 07799
115571
So, what is a MODERN HOME?
www.housingdynamics.co.uk Richard Medley 07799
115571
Well let’s think first about what it isn’t…
So, what is a MODERN HOME?
www.housingdynamics.co.uk Richard Medley 07799
115571
Well let’s think first about what it isn’t…
So, what is a MODERN HOME?
www.housingdynamics.co.uk Richard Medley 07799
115571
Well let’s think first about what it isn’t…
So, what is a MODERN HOME?
www.housingdynamics.co.uk Richard Medley 07799
115571
Well let’s think first about what it isn’t…
Yet despite Decent Homes so many of our sector’s properties
are like this!
With issues such as:
www.housingdynamics.co.uk Richard Medley 07799 115571
• Stairs and steps meaning poor accessibility
• Low quality design
• Poor quality construction
• Difficult and expensive to heat
• Unattractive and unappealing appearance
• Dated and tired communal areas
• Uninspiring and poorly maintained grounds/landscaping
• Institutional entrances/doors
• Poor quality lighting giving inadequate illumination
And
more!
DECENT HOMES…….
www.housingdynamics.co.uk Richard Medley 07799 115571
The irony of Decent Homes is that it has constrained
thinking. It has developed an industry and a mindset
for treating the properties we provide as a series of
components rather than as ‘fit for purpose’ homes?!
So, we need to move on from Decent Homes.
What sort of homes do we need to be providing?
www.housingdynamics.co.uk Richard Medley 07799 115571
Let’s have a look…
www.housingdynamics.co.uk Richard Medley 07799 115571
www.housingdynamics.co.uk Richard Medley 07799 115571
www.housingdynamics.co.uk Richard Medley 07799 115571
www.housingdynamics.co.uk Richard Medley 07799 115571
So let’s create the
sort of homes we can
be proud to
provide….
And let’s create a wow
factor by thinking about
just four things!
www.housingdynamics.co.uk Richard Medley 07799 115571
Walls
Floors
Lighting
Doors
This is where MODERN HOMES comes in…
What does one look like? In addition to safe,
secure, fully compliant, in good repair, meeting
DHS etc…
www.housingdynamics.co.uk Richard Medley 07799 115571
• Level, easy access
• Good quality design with good space standards
• Good quality, properly thermally efficient construction
• Both easy and genuinely affordable to heat to help minimise energy bills
• Low overall utility and running costs
• Makes best use of modern technology (e.g. controls, self diagnosing boilers)
• Connected to the modern world
• Attractive, contemporary décor/environment
• Pathways and grounds of design/condition that set off the property
• Entrances and doors that have kerb appeal
• Good quality, low energy LED lighting
• Good space standards appropriate for the household
• Long term sustainable, to meet the needs of future residents
And
more?
!
All this sits nicely
with the Housing
Green Paper
which is inviting us
to move our
thinking on from
the 2006 Decent
Homes Standard.
And as the 2020s are nearly upon us…
I’ll share the big five things from the
CIH Assets & Repairs 2020 Group
www.housingdynamics.co.uk Richard Medley 07799 115571
• SAFE HOMES - We need to build trust and confidence in our ability to provide safe homes
• RE-INVENTING DECENT HOMES - We need to drive up the quality of our homes and
neighbourhoods through ambition
• INNOVATION & TECHNOLOGY - We need to improve services, be more effective and reduce
costs by embracing the use of new technology to provide and maintain modern homes
• MONITORING & MEASURING THE RIGHT THINGS – We need to stop hitting the target but
missing the point
• THE RIGHT PEOPLE, THE RIGHT SKILLS - We need to develop the right people with the right
skills and the right expertise
OUR FUTURE HOMES PRINCIPLES
Our new Future Homes Principles
We need to have drive and ambition to make sure the buildings, homes and places we provide are:
• SAFE – they are in a condition that inhibits risk, danger or injury to our customers and the community
• HEALTHY – they actively support the physical, mental and social wellbeing of our customers and the community
• FIT FOR PURPOSE – they are modern, with features, attributes and amenities that meet the needs and demands
of residents
• SUSTAINABLE – they will stand the test of time, protecting the long-term needs of our organisations, residents,
neighbourhoods and the planet
We need a PRINCIPLES BASED APPROACH, all within an organisation’s own context
So let’s start to view our assets not just as individual
components from a stock condition survey but as a whole
housing offer, one that’s truly ‘fit for purpose’ and ‘fit for the future’
www.housingdynamics.co.uk Richard Medley 07799 115571
This is where the Asset Management Strategy
comes in…..
Asset Management (and
Regeneration)Strategy
Delivering Ambitions
George Paterson
Group Director of Property Services
Together Housing 38,000 homes
Property Type Total
General needs 30,289
Affordable rent 3,224
Intermediate Rent 186
Care Homes 18
Housing for Older People 1,463
Supported Housing 423
Shared ownership663
Leasehold 1,365
Non social rental 395
Total 38,026
Introduction
o Demand – create and sustain demand
o Standards – condition and attractiveness
o Consumer Standards – a given
o Total Investment – limited pots of money
o Priority for Investment – bold decisions
o Targeted Investment – what return do we get e.g. NPV,
reduced voids, long term returns
o Future Proofing – Energy, Zero Carbon agenda
Ambitions
1. Homes and Communities where people want to live -consider what standards we need to achieve ?
2. Review performance of stock – is it an asset or a liability
and what is our role in Regeneration of Places as part
of our Strategic Investment work ?
3. How do we create homes for the future – key
considerations now and for the next 30 years ?
Homes where people want
to liveEmpty Home StandardStock Condition StandardsEnvironmental Standards
Quality Standard - Homes where people will
choose to live
Maintaining Components – condition and attractiveness of
kitchen and bathrooms, walls and doors.
Empty Homes Standard - A strategy of developing show
flats - increased spend on decoration and other incentives
e.g. carpets has helped attract new customers.
Quality Standard ???
Quality Standard
Quality Standard ???
Quality Standard
Quality Standard – Extra Care
Places where people want
to liveRegenerationPartnershipsSocial Investment
Using Data - the Insight matrix
o A tool for monitoring Performance & financial viability of our properties
o Used by SIG to inform investment decisions
o Used by Neighbourhoods/Lettings to identify areas needing Neighbourhood plans/Local lettings plans or marketing plans
o Ranks our 729 Housing areas - provides an Area summary
o Approx 20 indicators updated bi-annually, 1 years data
o Used across THG since 2015 – can identify trends and the impact of investment
o Net Present Value (NPV) - £30k
o Income v Expenditure over 30 years
o Rent & Service charges, 30 year investment costs, Repairs, Management costs, Arrears and Void rent loss
o Service Performance (SP)
o Turnover, relet days, ASB, Arrears, Repairs costs, Indices of Multiple Deprivation, Demand, Length of tenancy,
o Overall - Combines NPV & SP
o RAG rates to THG targets.
o SIG focus on Red & Amber > Interventions to improve sustainability
April 19 - NPV
Amber NPV’s have increased from last year, however are less than 2017. Separating out some schemes from larger housing areas has evidenced that there were issues which were being masked.
SIG Dashboard Y&H Calderdale Lancs Total
Ongoing Options appraisals 0 4 1 5
Consider for Options appraisal 0 1 4 5
Approved Mini SIG projects 8 5 3 16
Approved major SIG projects 0 2 2 4
Demolitions 0 0 62 62
Ongoing Neighbourhood Plan 7 9 13 29
Sustainability and financial viability is a priority
for us
o STRATEGIC INVESTMENT GROUP bids
o Options appraisals
o Void performance
o Neighbourhood plans
o Stock disposals
The Story so far.....
West Parade, Wheatley Court & Arran Ave
SOLD
Crib Lane, Rawson Wood & Pollitt Fields DEMOLISHED......awaiting redevelopment
Conversion &
Improvements
Creating places where people want to live
o Canterbury Crescent – painting programme
o Rhodes Street – remodel flats to houses
The option of last resort - demolition
Pollit Fields – Demolition
Stock Rationalisation – SaleThese flats are not an asset to Together but
may be to ALB.
NHF – Great Places Commission
Key recommendations for Housing Associations –
o Commit to cross-sector partnership in each local area
o Commit to asset-based community development
o Review approach to property sales and transfers
o Embed wider community benefit requirements in their procurement strategies (EN/PP)
o Proactively engage with Local Authorities and Local Enterprise Partnerships (LEPs) - WYCA
Crib Lane flats (Beech Hill) TIMELAPSE
www.youtube.com/watch?v=osAJCkgQBWg
Calderdale Strategic Partnership - outputs
o 13 sites identified – 6 from Together Housing and 7 from CMBC
o 645 new homes to be built – mixture of affordable rent, shared ownership and market sale
o 5 year construction programme
o 5 Together Housing estates to be demolished at a cost of circa £7.2m – funded from the overall programme financial viability
o Significant regeneration within Calderdale – economic and environmental benefits
o Popular, new, mixed tenure estates created on sites that are currently under performing
Future Challenges
Coming up........
Woodbrook, The Albany &Beechwood Close to be
demolished & redeveloped
Rhodes St be
remodelled
Conversion & Improvements
Sheltered review
High rise Strategy
Three Challenges Ahead
o High Rise Strategy – 20 high rise blocks
o Sheltered – mixture of one beds and bedsit flats –Blackburn and Calderdale
o Climate Change - what pace do we set for our Zero Carbon Strategy
This is in addition to the “day to day” job of decent homes, relet standard, compliance…
Future proofing and Climate Emergency
o Rapid growth in political and public awareness of the impact of climate change
o UK Government Net zero carbon by 2050 commitments
written to law
o City region, local authority and RP commitments to
climate emergency and net zero carbon targets
o Future Homes Standard by 2025 – no fossil fuels in new
homes
Implications
o A paradigm shift
moment?
o Planning policy and
building regulations
o Social Housing regulation
o Market change
o Technology change
Copy goes here
o Bullets go here
o And here
o And here
What are the financial implications?
o Renewable Energy retrofit
o Solar PV and battery retrofit roll out
o Up front capital costs circa £7.5m per 1000 properties
o ROI based on 6% IRR for a 20 year model (but on-going)
o 20,000 properties - £200m
o Existing stock – GSHP and ASHP
o Gas to renewable heat – overall cost neutral
o Property fabric improvements
Grenfell Enquiry – Future of High Rise?
High rise – short/medium priority
o Option Appraisals for all 20 blocks
o Key issues are Fire safety, Services, Energy, Heating
Retirement Living – Set the Standard
Retirement Living – Set the Standard
Retirement Living – Set the Standard
Conclusion - spend on our key themes
Homes and Places where people want to live
o What standards do we set?
o Internals and Externals – Kerb Appeal
Strategic investment
o Option Appraisal for ALL High Rise Blocks
o Retirement Living - invest or divest?
Energy
o Pace for our Zero Carbon Strategy
o Start now – links to high rise strategy.
Thank you
Any questions?
Delivering an asset-management strategy that drives your ambitions
Questions
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