Getting to grips with the new technical standards for housing

Getting to Grips with the new
technical standards for housing
Phillipa Silcock
Date: 30 July 2015 www.pas.gov.uk

What is Planning Advisory Service
for?
“The Planning Advisory Service (PAS) is part
of the Local Government Association. The
purpose of PAS is to support local planning
authorities to provide effective and efficient
planning services, to drive improvement in
those services and to respond to and deliver
changes in the planning system”
(Grant offer letter for 2014-15)

Key Facts
• Started in 2004
• Funded by DCLG
• 11 staff. Supplier framework. Peer community.
• Always subsidised. Mostly without charge.
• Non-judgemental. Not inspectors
• Respond to reform. Keep you current
• Support, promote, innovate

Objectives for today
To help you to understand the new technical
standards for water, access, energy and space
in new houses.
• How this approach differs from the local
standards to date
• What you need to do if you want to apply the
optional standards – plan policy needs and
viability testing
• Applying the standards to developments

Introductions
• Richard Harral from DCLG - Head of Technical
Policy, responsible for the development and
introduction of this policy area
• Jennifer Peters from the GLA – Strategic
Planning Manager, has been leading the work
on the Minor modifications to the London Plan
• Richard Twine from LABC – Head of Guidance,
has been leading the training for building
control officers

Housing Standards Review Roll Out
2015
Richard Harral, DCLG.

Structure of presentation
• Rationalising Housing Standards
• Housing Standards Review – Overview
• Transition and Implementation
• Building Regulations transitional provisions
• Key issues for Building Control
• Key issues for Planning Authorities
• Key Planning Issues – Development Management
The New Housing Standards
• Nationally described space standard
• Access Standard
• Water Efficiency Standard
• Security Standard
• Energy Efficiency Standard and Waste Storage
• Zero Carbon Homes
• Further information

Rationalising Housing Standards
Building
Regulations
Funding
Planning
Best Practice
CSH
HD
Building
Regulations
Planning
HQI
LHDG
S&Q
BFL
SBD
LTH
AH Funding
Benchmarks
WHDG

Housing Standards Review – Overview
Background:
• Fundamental review of planning technical housing standards, and their link to building regulations
• Aims - reduce bureaucracy and costs, reform and simplify framework, make house-building process easier to
navigate, reduce contradictions and overlap & allow local choice
• Extensive work with stakeholders from a range of sectors e.g. house builders, local authorities, disability
and energy groups etc. (over 140 different groups)
Outcome:
• March 2015 – launch of new approach and set of streamlined national technical standards
• The new standards are - optional building regulations for access and water efficiency, new nationally
described space standard (planning standard), new mandatory security standard added to building regs (Part
Q).
• Planning WMS set out policy on application of technical standards for plan making and decision-taking
• Deregulation Act 2015 set out powers to introduce optional requirements & amend Planning & Energy Act
• Code for Sustainable Homes ended (aside from legacy cases)
• New approach will save house builders and councils around £100 million (Impact Assessment)
• Status: Planning transitional period started in Mar and ends in Sept. Implementation runs from Oct 2015
onwards

Transition and Implementation
Before Mar 2015 Mar 2015 Oct 2015 Oct 2016
Access
(Lifetime Homes)
Access
(Wheelchair Housing Design
Guide)
Security
(Secured by Design - Part 2)
Energy
Space
Water
Code for Sustainable Homes
Other technical standards e.g.
materials (sustainability),
overheating (internal
technical)
Keep policy but triggers Part M2
Keep policy but triggers Part M3
Part Q applies
Can keep-as-is
Can keep-as-is
Can keep for 6 months
Policies up to code 4 (Equivalent) Part L 2016 only
Except for legacy cases
End
Policies up to code 4 (Equivalent) - 110 lpd Part G higher standard applies - 110 lpd
Can keep-as-is Keep policy but triggers national space standard
Ends

Building Regulations transitional provisions
• Part Q and Building Regulations optional standards not available before 1 October 2015
• These cannot be applied through planning permission where a building notice, full plans deposit or initial
notice given before that date
• Any planning condition on security, access or water efficiency imposed where the building regulations
application is given before 1 October, will be only a planning condition and not a building regulations
requirement. Will not be enforced by building control bodies

Key issues for Building Control
Building Control bodies should be aware of the following:
Optional regulations
• 2015 Regulations made changes to the building control system in respect of optional requirements
• Optional requirements will be imposed by LPAs as planning conditions
• Person carrying out work will be responsible for informing building control that a condition has been applied
• Compliance with optional requirement conditions will be overseen by building control bodies (local authorities or
approved inspectors)
• Enforcement will be through the building control system, if there is a failure to meet the optional requirement
Other standards
• New mandatory security standard has been added to building regulations - Part Q - and will be overseen by
building control bodies

Key issues for Planning Authorities
LPAs should :
• Following the WMS, LPAs should set out clearly how existing local plan policies will affect local
decisions
• Consider if optional standards are needed in their area
• Gather needs evidence, apply viability costing - guidance is on the NPPG website
• Undertake partial plan review if necessary – no need to review entire local plan
• There is no time limit to update plans (aside from usual need to keep plans up to date)
• Not add additional, non-Government, technical housing standards to plans
• Not add new Code policies to plans – it has been withdrawn

Key Planning Issues – Development
Management
Until 30 Sept – WMS discourages planning permissions requiring technical standards except:
• Where there are existing policies on access / space / water. Existing policies on these areas can
continue until 30 Sept.
• Code – not require Code in general (it has been withdrawn) apart from legacy cases
• But where existing plan policy references Code, can continue to apply
• Water efficiency standard equivalent to new national standard
• Energy standard up to Code 4 equivalent (i.e. a 20% uplift over Part L)
From 1 Oct 2015 - WMS encourages permissions only:
• Where passported policies are in plans (i.e. policies can remain in plans, but outcome must reflect
Government Standards), or where new optional regulations policies are in plans.

Nationally described space standard
Key points:
• Optional standard - authorities can adopt it where they wish to set space standards in new developments
• A planning standard - not an optional building regulation – so will be implemented through the planning system
• Scope - applies to all tenures
• Plan making – space standard can only be applied where there is a local plan policy based on evidenced local
need, and where the viability of development is not compromised
• Planning conditions & permission – once in plans, authorities can apply them as conditions when granting
planning permission
• Compliance & enforcement - by planning authorities
• Commencement date – From 26 March 2015 - the date the Deregulation Bill received Royal Assent
Components:
• Minimum ceiling height: 2.3m
• Internal storage: 1.5m2 for 1b, extra 0/5m2 per bedroom
• Double bedrooms: 11.5m2, main double 2.75m wide, others 2.55m wide
• Single bedrooms: 7.5m2, 2.15m wide

Access Standard
Key points:
• Two optional building regulations requirements - set above basic minimum in Part M of Building Regulations
• 1st delivers accessible and adaptable housing to meet the needs of older and some disabled people
• 2nd delivers wheelchair user housing
• Plan making – optional requirements can only be applied where there is a local plan policy based on evidenced
local need, and where the viability of development is not compromised
planning permission
• Compliance & enforcement – by Building Control bodies
• Transition & implementation – planning transitional period is from Mar to Sept, comes into effect on 1st Oct
2015
Components:
Requirements are now known as:
• M4(1) Category 1: Visitable dwellings
• M4(2) Category 2: Accessible and adaptable dwellings
• M4(3) Category 3: Wheelchair user dwellings
Approved Document M changes - has been split into two volumes:
• Volume 1, Dwellings (which incorporates the new optional requirements),
• Volume 2, Buildings other than dwellings (guidance in this part remains unchanged)

Water Efficiency Standard
Key points:
• An optional building regulation - set at a level above the national minimum in the Building Regulations 2010
• Plan making – optional requirements can only be applied where there is a local plan policy based on evidenced
local need, and where the viability of development is not compromised
planning permission
• Transition & implementation –planning transitional period is from Mar to Sept, comes into effect on 1st Oct 2015
Components:
• Requires new homes to be built so that their estimated water use is no more than 110 litres/person/day

Security Standard
Key points:
• A new mandatory security requirement – new part Q of the Building Regulations
• Applies to all new homes – including those formed by a material change of use
• Transition & implementation – planning transitional period from Mar to Sept. Comes into effect on 1st Oct 2015
Components:
• The standard is based on BSI’s PAS 24

Energy Efficiency Standard and Waste
Storage
Energy efficiency
• Energy efficiency standards should only be set out in the Building Regulations (Part L), but with an additional 20%
uplift where authorities wish to go further.
Waste storage
• We amended statutory guidance on waste storage in Approved Document H (Drainage and waste disposal) to
help ensure it is properly considered in new housing development
• Inserted reference to industry guidance on waste storage published by the NHBC Foundation - provides
information about, and examples of, how to design well-considered waste storage

Zero Carbon Homes
• The Productivity Plan announced that we will not proceed with zero carbon homes (or the associated zero
carbon standard for new non-domestic buildings).
• The zero carbon standards would have placed a significant regulatory burden on house builders and
developers.
• Carbon off-setting element – ‘allowable solutions’ – would count as a tax on developers and has no benefit to the
home buyer
• We’re giving the industry ‘breathing space’ to build the highly energy efficient homes required by recent
changes to building regulations but we will keep energy requirements under review.

Further information
Further information - available from GOV.UK
Other useful links:
• Planning written ministerial statement
• Planning guidance for housing optional technical standards
• A nationally described space standard
• Approved Document M: volume 1 - access to and use of dwellings
• Approved Document M: volume 2 - access to and use of buildings other than dwellings
• Approved Document Q - security - dwellings
• Approved Document G - sanitation, hot water safety and water efficiency
• Approved Document H - drainage and waste disposal
• Circular letter

MINOR ALTERATIONS TO THE
LONDON PLAN
HOUSING STANDARDS
Jennifer Peters- Strategic Planning Manager

CONTEXT
London Plan March 2015 (FALP) para 0.16F
“…as a result of changes proposed in the Government’s
Housing Standards Review, the Mayor will bring forward
additional alterations to the London Plan in early 2015 to
reflect Government housing standards.”
M I N O R A L T E R A T I O N S T O T H E L O N D O N P L A N
H O U S I N G S T A N D A R D S

The housing standards review was
launched in October 2012.
The rationale:
• Reduce the burden on new housing
developments by simplifying and
rationalising the large number of standards
that local authorities apply to new homes;
and
» Ensure that new homes are of high
quality, accessible and sustainable.
HOUSING STANDARDS REVIEW
BACKGROUND

• Following consultation on the technical standards
- on 25th of March 2015 Government issued;
• A ministerial statement- new national approach to
the setting of standards,
• Associated Approved Documents (water and
access), and
• Nationally Described Space Standards.
Together these are known as the new national
technical standards.
BACKGROUND CONT.

The London Plan has included space standards since
2011 and accessibility standards since 2004.
The Mayor worked closely with Government to ensure
that, as far as possible, national standards reflected
the needs of Londoners.
BACKGROUND CONT.

• The Government’s ‘optional’ standards (access,
water and the nationally described space
standards) need to be adopted through planning
policy to be applied.
• The London Plan is part of borough’s development
plan.
• If they are not adopted – no space standards and
only basic building regulations will apply.
- However, transition arrangements are in place
where standards are already in adopted Plans
IMPLEMENTATION

From October 2015 existing standards relating to
access, space and water have to be interpreted by
reference to the nearest equivalent national
standards.
To aid implementation the Mayor has published a
Housing Standards Policy Transition Statement
which sets out how existing London housing
standards should be applied from October 2015 until
such time that the Government’s housing standards
are adopted.
TRANSITION

• This helps applicants know what standards they
need to meet in applications submitted now where
they are unlikely to be decided before October.
• Reserved matters applications?
TRANSITION - CONT

The NPPG states;
• authorities will need to gather evidence to determine
whether there is a need for additional standards in their
area; and
• authorities should consider the impact of using the
standards as part of their local plan viability assessment.
Evidence on need and viability has been published
alongside the alteration.
NEED AND VIABILITY

Need study “demonstrates a clear need for the
inclusion of housing standards within the London
Plan. They are a necessary mechanism to ensure that
housing is sustainable and of high quality whilst
offering the space and flexibility required to
accommodate the demands of a rapidly growing and
aging population in a high density city facing distinct
climate challenges”
Viability -“overall outcomes of the viability testing
indicate that the introduction of the new housing
standards do not represent a significant determinant
in the viability and delivery of housing development in
london”.
EVIDENCE

P O L I C Y 3 . 5 Q U A L I T Y A N D D E S I G N O F
H O U S I N G D E V E L O P M E N T S
Policy 3.5 is updated to
reference the new
optional building
regulations for access
and water efficiency and
the nationally described
space standards.

Difference to current London
Plan;
• GIAs for some houses
smaller.
• Ceiling height minimum
lower.
MALP adopts the nationally
described space standards
but ‘strongly encourages’ a
minimum ceiling height of
2.5m for at least 75% of the
dwelling.
NATIONALLY DESCRIBED
SPACE STANDARDS
Number of
bedrooms
Number of
bed spaces
Minimum GIA (m2) Built-in
storage
(m2)
1 storey
dwellings
2 storey
dwellings
3 storey
dwellings
1b 1p 39 (37)* 1.0
2p 50 58 1.5
2b 3p 61 70 2.0
4p 70 79
3b 4p 74 84 90 2.5
5p 86 93 99
6p 95 102 108
4b 5p 90 97 103 3.0
6p 99 106 112
7p 108 115 121
8p 117 124 130
5b 6p 103 110 116 3.5
7p 112 119 125
8p 121 128 134
6b 7p 116 123 129 4.0
8p 125 132 138

Approved Document Part M – Domestic
Three Categories-
• M4 (1)-Category 1: Visitable dwellings [basic]
• M4 (2) -Category 2: Accessible and adaptable
dwellings [optional]
• M4 (3)-Category 3: Wheelchair user dwellings
[optional]
- Wheelchair accessible
- Wheelchair adaptable
- ONLY ONE M4 regulation can apply to a dwelling.
A C C E S S – ‘ O P T I O N A L’
S TA N D A R D S

Access- updated to reflect optional building regs-
but essentially keeping our current approach.
• 90% of new housing required to meet Building
regulation M4 (2) ‘accessible and adaptable
dwellings’
• 10% of new homes required to meet Building
regulation requirement M4 (3) ‘wheelchair user
dwellings’.
- M4(2) requires step free access
- Viability impact
- Impact on service charges
POLICY 3.8 CHOICE

Current London Plan approach considered to be
inline with the national approach and will help ensure
continued investment in low carbon energy
technologies in London.
Figures recalibrated to reflect 2013 Building
Regulations.
POLICY 5.2 MINIMISING
CARBON DIOXIDE EMISSION

Introduces stepping stone
target to zero carbon for non-
residential development.
Evidence -Feasibility and
viability study.
Introduces the Mayor’s
preferred approach to
‘allowable solutions’ – from
2016.
These changes are not related to the housing
standards review.
POLICY 5.2 CONT.

• Implication of the Government’s removal of the
2016 zero carbon homes target?
FIXING THE FOUNDATIONS

Policy 5.3 Sustainable Design and Construction
• Policy and supporting paragraphs updated to
remove reference to Code for Sustainable Homes.
Policy 5.15 Water use and Supplies
• Policy updated by footnote to align the water
consumption with the optional Building
Regulations.
OTHER CHANGES

Integrated impact assessment (IIA)
• Overall the proposed Minor Alterations will have a
positive effect especially on social and
environmental objectives
IMPACT ASSESSMENT

• Scheduled for October
• Range of consultation responses
• Draft Matters on our website – broad range of
questions – including;
• Paragraph 3.32A refers to the standards being sound
‘in terms of need and viability’. Is the evidence in the
documents entitled ‘Viability Assessment’ and
‘Evidence of Need’ sufficiently robust? And
• f. Are paragraph 3.36 and Table 3.3 sufficiently
aspirational?
EIP

HOUSING STANDARDS MINOR ALTERATIONS
questions
M I N O R A L T E R A T I O N S T O T H E L O N D O N P L A N
H O U S I N G S T A N D A R D S

Housing Standards Review:
Building Regulations Perspective
Richard Twine
LABC Head of Guidance

Technical Overview
 Optional standards – translated
into practical examples
 Things to look out for – how to
avoid clashes with building
control
 Implications for developers

Methodology:
 Planning Department gets approval from planning inspectorate to
include optional requirements in the local plan;
 Planning make Building Regulations optional requirements part of their
conditions for permission;
 The duty is for the developer to inform their Building Control body that
optional requirements apply to the submission;
 Building Control check and inspect the dwelling in accordance with the
optional requirements;
 Any enforcement of the requirements falls to Building Control and not
with planning.
The Optional Requirements

Nationally Described Space Standards
Sits outside of the Building Regulations - DC to check compliance
Not a building control issue – please don’t make it one!
© Presentations and their content are the copyright of LABC48 |

Nationally Described Space Standards
 Sets out requirements for the Gross Internal (floor) Area of new dwellings at a defined
occupancy as well as floor areas and dimensions for key parts of the home, notably
bedrooms, storage and floor to ceiling height (2.3m for 75% of the dwelling)

Single bed 7.5m2
& 2.15m w
One double bed min 11.5m2
& width 2.75m others 2.55m
min floor to ceiling height main living
space is 2.3m for at least 75% of the
Gross Internal Area
Gross floor area for
1b = 39m2 6b=138m2
Space Standards – what does this all mean?

Changes to the Building Regulations

Regulation 36 amended to introduce a new
optional requirement
•Estimated water use to be no more than 110 litres
per person per day (instead of the normal125 litres
per person per day) where a planning authority
makes it a condition of planning approval (in line
with a policy in the Local Plan) - A policy could
apply across a local authority area or just in part
•Only applies where required by a planning
permission and it then becomes a building
regulation matter
•It is the responsibility of the person carrying out
the work to inform the BCB if the optional
requirement applies
Part G – Water Efficiency -1st October 2015

Getting to grips with the new technical standards for housing

Part G – Water Efficiency
Regulation G2 has been amended to allow for the
requirements to be met using a “fittings-based approach”
•This allows compliance to be demonstrated without
completing the Water Calculator
•Compliance demonstrated if all fittings at least as efficient
as specified in new Tables 2.1 and 2.2
•Where fittings approach used the notice to the BCB
should state so
•Consequential changes to the Water Calculator have
been made -this is now in a new Appendix A rather than
a stand alone document

The choice is yours: fittings approach or water
calculator
OR

Part M - now 2 volumes – 1st October 2015
Removed reference M4
(dwellings) in Volume 2

Part M Volume 1 - Dwellings
• New Regulation M4 applies to dwellings only – and is in three parts;
 M4(1) – Category 1 Visitable Dwellings (as existing)
 M4(2) – Category 2, Accessible and adaptable dwellings
 M4(3) – Category 3, Wheelchair user dwellings
Now applies to new dwellings and material alterations but not an extension to a
dwelling. Does not apply to Change of Use (Regulation 5).
Part M – Access to and use of buildings

Applies to all new build dwellings…
 Now applies to new dwellings and material alterations but not an extension
to a dwelling. Does not apply to Change of Use (Regulation 5).

Part M Volume 1 – Dwellings
M4(1) - Category 1 Visitable dwellings
Key points
• Provision for people to approach dwelling, including wheelchair users, step free where
possible.
• Able to access dwelling from most likely point of alighting from a car
• Able to enter the dwelling
• Able to access habitable rooms at entrance storey (or principal storey if entrance storey
contains no habitable rooms)
• Able to access a WC at entrance storey (or principal storey if entrance storey contains no
habitable rooms)
• A disabled person who can walk can access any dwelling in a building containing dwellings

M4(2) – Category 2 Accessible & Adaptable Dwellings
Key points
• Step free access to dwelling, car park space and any communal areas (e.g. waste
storage).
• Step free access to WC and any other accommodation within entrance storey
• Step free access to private outdoor space connected directly to entrance storey
• A wider range of people including the elderly, disabled people and some wheelchair
users can use the accommodation and its facilities
• Able to be adapted in the future

M4(2) – Accessible and Adaptable Dwellings - Approach to the
dwelling
 Access routes must be step free, regardless of storey dwelling is on or gradient of
site.
 Where a communal ramp is used that is more than 300mm high there must also
be a stepped approach.
 Max gradient 1:12, min width 900mm (private), 1200mm (communal).

M4(2) Accessible and Adaptable Dwellings - Car parking
Where parking is provided…
 Private in curtilage :
 1 standard space (2.4 x 4.8m) that can be widened to 3.3m (not a garage or car port)
 Communal to blocks of flats:
 1 standard space close to communal
entrance
 900mm access zone to side, and
 Dropped kerbs min 1m wide, max 1:12
 Parking drop off, where provided
 Close to communal entrance
 Level or gently undulating
 Suitable firm ground surface

M4(2) Accessible and Adaptable Dwellings - Car parking

M4(2) Accessible and Adaptable Dwellings - Communal
entrances
• 1500 x 1500mm level
landing.
• Landing is covered to
1200 x 900mm.
• Accessible threshold
(flood risk?)

M4(2) Accessible and Adaptable Dwellings - Communal
entrances
 If M4(2) 0r M4(3) dwellings are above
ground floor then a passenger lift must
be provided

M4(2) Accessible and Adaptable Dwellings – Principal Private
Entrances (or Alternative Private Entrances)
 1200 x 1200mm external landing.
 Landing covered min 900 x 600mm.
 Accessible threshold.
 Porch or lobby minimum 1500m between
doors and door swings.
 All external private spaces to be served by a
door meeting provisions for width, threshold,
reveal and leading edges.

M4(2) Accessible and Adaptable Dwellings – Internal circulation
and layout
 Corridors and doors to be wider, leading edge requirements to doors apply.
 Access to all rooms within the entrance storey is step-free.
 Entrance storey must contain a living area (living / dining room) with a window
max 850mm above floor level

M4(2) Accessible and Adaptable
Dwellings – Bedrooms
Applies to all bedrooms – different access routes depending on bedroom type
Designer must demonstrate compliance through furniture layout

M4(2) Accessible and Adaptable Dwellings – Entrance Level
Sanitary Facilities
 Every dwelling: Entrance storey W.C. and basin.
 Dwelling of 2-3 storeys, 1-2 bedrooms, W.C. complies with M4(1)
 Dwelling of 2-3 storeys, 3 or more beds, the W.C. also requires a level
access shower or ‘potential level access shower’ unless there is an
accessible bathroom on the same storey.

M4(2) Accessible and Adaptable Dwellings - Bathroom
provision
 An accessible bathroom must be provided on the same storey as the
principal bedroom.
 Choose either a standard design or use the design guide to create bespoke
layout.

M4(3) – Category 3 Wheelchair user Dwellings
Key points:
Within curtilage of dwelling (or building containing the dwelling) a step free approach to:
• The dwelling
• Every private entrance door, any private outdoor space, car parking space, and any communal
facility for occupants use
• Internal WC at entrance storey
• Other accom. at entrance storey
• The dwelling is to be adaptable for future wheelchair access
• Services are accessible by people with reduced reach

Two types of wheelchair user dwelling;
• Wheelchair Adaptable Regulations 4(3)a - applies as default unless local authority has policy
requiring dwellings to be;
• Wheelchair Accessible ( Regulation 4(3)b).
• Wheelchair adaptable properties have much greater flexibility in their internal layout (e.g access
zones) – they are only intended to be capable of becoming wheelchair accessible after
completion.
• Wheelchair accessible requirement likely to meet most common wheelchair user needs.
• Certain provisions require that ability to be accessible is demonstrated
It is the legal duty of the person undertaking building work to inform Building Control which
requirements applies.
Key Points
M4(3) Category 3 - Wheelchair user dwellings

Same principals/requirements as M4(2) with the following extra provisions:
 Route 1200mm min width
 More restrictions on position and length of localised restrictions
 Level spaces 1500 x 1500mm at maximum 10m intervals and at both ends
 Maximum gradient 1:15
 Where complimentary steps provided, single steps to be avoided
 Car parking (where provided) min 2.4 x 4.8m an access zone 1200mm to
one side and rear – INCLUDES garages and car ports
M4(3) – Wheelchair Adaptable Dwellings - Approach to the
dwelling

M4(3) Wheelchair Adaptable Dwellings - Car parking
 Where parking provided:
 Private in curtilage - Where it
has a space an access zone
1200mm to one side and rear
 Includes garages and car ports
 Communal - a space with
1200mm clear zone both sides
 The side access zones can be
shared between spaces
 Clear headroom of 2.2m

M4(3) Wheelchair Adaptable Dwellings – Entrances and
external doors
 Communal entrances similar
to private.
 Both require 1500mm internal
turning circle.
 Both require 1200 x 1200mm
canopy.

Key Points
M4(3) Category 3 – Other External Doors
 Requirements for private doors giving
access to a private garden, balcony,
terrace, garage, car port, conservatory or
storage area.
 Doors must comply with some of the
principal entrance door requirements -
level threshold, minimum width, access
to edges.
 Requirements for leading and following
edges, level thresholds and maximum
reveals remain.

Key Points
M4(3) Category 3 – Internal circulation and storage
• Corridors 1050mm min, internal doors min
850mm.
• Restrictions on door positions near
corners, turning circle required if outward
opening door less than 800mm from
corner
• 300mm nibs to leading edge and 200mm
to following edge
• 1100mm x 1700mm space in entrance
storey for wheelchair storage with power
socket and1200mm accessible space
required to the front.
• Additional requirement for general storage
areas, with minimum 900mm headroom

M4(3) Wheelchair Adaptable Dwellings – Circulation and living
spaces
 Staircase as category 2 but requires stair lift
power socket
 Additional provision to be made for future
provision of a through floor lift:
i) Liftway provision is 1100mm wide x 1650mm
long and linking all floors
ii) Drawings demonstrate how liftway provided
without structural alteration or affecting
compliance with any other requirement
 Minimum size requirements
for entrance storey living areas
 Drawings demonstrate how
kitchen can be adapted to
M4(3b) standard
 Minimum worktop length

M4(3) Wheelchair Adaptable Dwellings - Bedrooms
 One bedroom close to an accessible bathroom.
 Every bedroom to have clear access routes.
 Principal double bedroom:
i) On entrance storey or adjacent storey;
ii) Minimum 3m wide, minimum 13.5m2; and
iii) 1m wide access to each side and foot of bed (clear of furniture) and 1200 x
1200mm manoeuvring space on either side of the bed.
 Every other double or twin bedroom minimum 12.5m2 and 3m wide, 1m clear access
to one side of bed
 Every single bedroom 8.5m2 and 2.4m wide.

M4(3) Wheelchair Adaptable Dwellings - Sanitary provision

M4(3) Wheelchair Adaptable Dwellings - Sanitary provision
 W.C. facilities on the entrance storey, either:
i) A wet room with tanking and floor gulley (which may be a bathroom)
containing a W.C., basin and level access shower; or
ii) Where the dwelling has a bathroom and W.C. on the same storey the W.C.
is reduced provision (dia 3.14).

M4(3) Wheelchair Adaptable Dwellings - bathroom provision
 Dwellings up to 4 bedspaces:
bathroom on same level as principal
bedroom with W.C., basin, and a
level access shower with ability to
have bath installed above it (unless
bath installed elsewhere on same
storey).
 Dwellings of 5 or more bedspaces: a
bathroom and a shower room, either
of which may be an en-suite.
 Drawings should indicate how the
bathroom can be adapted to
wheelchair accessible.

M4(3) Wheelchair Adaptable Dwellings - private outdoor space
Definition: gardens, balconies, roof terraces
 Paved areas have suitable surfaces
 Minimum width of outdoor spaces is
1500mm
 1500mm level turning circle free of door
swing and at ends of path
 A level or gently sloping path to every
private store, refuse or recycling

Wheelchair Accessible Dwellings
M4(3) Category 3(b) Key Differences
The differences apply only to internal features, not access or communal routes
 Wheelchair accessible lift installed with 1500mm turning circle at every level
and power operated door
 Many more controls over services, including type of sanitary fittings and
accessibility of additional controls
 Key differences to kitchen and bathroom design

M4(3) Category 3(b) Kitchens
 A continuous section of worktop
includes sink, drainer and hob
 Worktop is either height adjustable
or re-fixable
 Water supply flexible, drainage
flexible or adaptable
 Clear leg space underneath up to
700mm above floor level, no fixed
white goods
 Space for an installed oven centred
at 800-900mm above floor level
 At least 400mm of worktop to one
side of ovens and fridges

M4(3) Category 3(b) – Sanitary Facilities
Different diagrams are provided illustrating accessible bathroom layouts and clearances.
Rooms take up significantly more space

Part Q - Security – 1st October 2015
Including Change of Use

Potential problem?
 Change of use: all accessible
windows and doors to be changed!
 Change of use, conservation area,
requires timber windows, possibly
even single glazed?
 AD Q does not contain guidance for
relaxation in conservation areas,
listed and historical buildings.
 Unlike Appendix B for doors, no
alternative compliance methods for
windows…
 So if they aren’t tested to specific
standards, how do they comply?

What next for energy efficiency?

Let’s focus on getting L1A 2013 right!

The Performance Gap -what is it?
 the difference between the intended
energy performance predicted by the
designer, and the actual energy
performance when the building is
handed over and in use.
 How it’s built and occupied falls short
of expectations, and does not meet the
designed energy standards (Part L).
Does it do what it
says on the tin?

The challenge…
“we require immediate pan-industry
activity to trigger a cultural shift so that
as-built performance becomes a core
element of delivering high quality new
housing”
ZERO CARBON HUB 2014

Questions for the panel
How?
Why?
What?
When?
Who?

This is nice, but we want more
• We need to know what
you think
• Comments triply
welcome
• We read all of them
• We use your ideas to
change what we do and
how we do it

Follow-up evaluation
• We employ Arup to follow-up on our work
– On reflection, was today actually useful?
– 10 mins of feedback in return for £100’s of support
• Our board use this to decide what we do with
our grant. If we don’t get positive feedback we
are unlikely to continue

Recent & forthcoming PAS activity
• PAS Autumn Conference
• Neighbourhood planning events – about
evidence base support
• For members – Leadership essentials courses
on the new government initiatives and
updating local plans
• Look out for news, new support and events
in our monthly bulletin!

Three things to do before 10am tomorrow:
1. Sign up for the
PAS Bulletin.
2. Follow us on
Twitter.
3. Sign up to the
Khub.

Please leave your badges
The support doesn’t end
now:

Getting to grips with the new technical standards for housing

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Getting to grips with the new technical standards for housing