This document provides information about the Housing Standards Review and optional requirements that can be applied by planning authorities. Key points: - The review aims to standardize housing requirements nationally and remove local variation. It leaves Part L (energy efficiency) and allows optional standards for accessibility and water efficiency. - Optional requirements relate to Part G (water efficiency) and Part M (accessibility). Part M has three categories with increasing accessibility. Planning can require categories 2 and 3 through conditions. - Meeting the optional requirements, especially category 3, has major implications for design such as larger room and circulation sizes, step-free access, and wheelchair storage. Not considering these could result in non-compliant schemes. -

1. Housing Standards Review and
Optional Requirements:
What planners need to know
Richard Twine
LABC Head of Guidance

2. This short presentation has been produced by LABC (Local
Authority Building Control) to provide training and information for
Planning and Development Control Officers on the Housing
Standards Review, and how the outcomes affect both Planning and
Building Control.
There is some concern that a lack of knowledge of the new
legislation may lead to difficulties for all parties involved in the
design and approval process. Development Control Officers will
need a basic grasp of the technical aspects of the new Regulations
to avoid potential pitfalls and complaints.
The Housing Standards Review

3. Aims
To prevent Planning Authorities imposing
local technical requirements on the
construction of new dwellings;
Cuts red tape for developers by removing
local standards (e.g. 12 wheelchair
accessible housing standards in London
alone);
To wind-down the Code for Sustainable
Homes, leaving Building Regulations Part L
as the sole energy efficiency delivery
mechanism;
To provide a set of national standards for
some issues that can only be applied by
Planning Authorities including them in the
local plan.
The Housing Standards Review

4. Outcomes
Planning may only apply various national standards for space,
water efficiency and accessibility where part of the local plan
A ‘Nationally Described Space Standard’ replaces all other local
standards and sits outside of Building Regulations
Building Regulations Requirement Q1 (Security) is to apply to all
new dwellings from 1st
October 2015
Building Regulations Parts G2 and M4 are amended to include
‘optional requirements’ that may be triggered by Planning
Conditions
The Housing Standards Review

5. Methodology:
Planning Department includes 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

6. The Optional Requirements
What could possibly go wrong?
Development Control approve a scheme with optional
requirements as planning conditions
The applicant submits for Building Regulations
approval
Building Control inform the developer that the houses /
flats are not big enough, and that certain external
features are required, making the site layout non-
compliant
The developer then has to resubmit a revised scheme
to Development Control, incurring costs, delays and
many complaints. This is more likely with (but not
exclusive to) small developers
So please read on to get a fuller understanding of
the technical aspects of the Optional Requirements

7. Changes to the Building
Regulations
Optional Requirements

8. Building Regulations Part G – Water
Efficiency
 Requirement G2 contains a ‘standard’ level for
Water Efficiency, and also a higher level which
can be invoked as an ‘optional requirement’
 The levels are expressed as an amount of
water use in litres/per person/per day, either
125 (standard) or 110 (optional).
 Water use is calculated based on the flow rate
of taps, showers and installed white goods,
and the capacity of baths and W.C.’s.
 The figures are based on how often the
‘average’ person uses each appliance,
therefore the flow and capacity limit water
consumption
 Part G applies to new-build dwellings and
those formed by Change of Use

9. Building Regulations Part G – Water
Efficiency
 Requirement G2
exists because of
water stress on
supplies in certain
parts of the country.
 The optional
requirement can only
be invoked where
justified in the Local
Plan
 It will have no serious
implications for
developers other than
their selection of
fittings in the dwelling

10. Building Regulations Part G – Water
Efficiency
 A new Approved Document for Part M: “Access
to and use of buildings” has been created
solely for dwellings following the housing
standards review
 Part M contains a basic minimum standard for
access and use which is applied to all new
dwellings
 Additionally there are 2 higher levels that can
be invoked by planning as optional
requirements
 The higher levels contain increasingly stringent
controls on access to and within the dwelling
 This is the area of greatest concern in terms of
designing a compliant dwelling and site layout

11. Applies to all new build dwellings…
 Regulation M4 applies to dwellings only – and is in three parts;
M4(1) – Category 1 Visitable Dwellings (all dwellings, as existing)
M4(2) – Category 2 Accessible and adaptable dwellings (optional)
M4(3) – Category 3 Wheelchair user dwellings (optional)
 Applies to new dwellings but not an extension to a dwelling.
 Does not apply to Change of Use

12. Part M Volume 1 – Dwellings
M4(1) - Category 1 Visitable dwellings – default standard
Key aims
•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
•This applies as default to all dwellings

13. M4(2) – Category 2 Accessible & Adaptable Dwellings
Optional Requirement
Key aims
•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

14. M4(2) The technical bit…
 The following slides will take you
through the key issues involved in
designing to Optional Requirement
M4(2)
 As you will see there is plenty of
opportunity for developers and
planners to miss key issues at
planning application stage that will
impact on site layout, internal and
external house design

15. 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. The maximum allowable gradient for a ramp is
1:12, with landings every few metres.
 Applying this optional requirement on a steep site will result in
something like this picture, or an unbuildable dwelling.

16. Planning Practice Guidance…

17. M4(2) Accessible and Adaptable Dwellings - Car parking
Applicable only where parking is provided within the curtilage:
Private in curtilage :
 1 standard space (2.4 x 4.8m) that can be widened to 3.3m (not
applicable to 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

18. M4(2) Accessible and Adaptable Dwellings - Car parking
As this space cannot be widened to 3.3m, this would be non-compliant
with optional requirement M4(2)

19. M4(2) Accessible and Adaptable Dwellings - Communal
entrances
• 1500 x 1500mm level
landing in front of
communal entrance.
• Landing must be
covered to 1200 x
900mm, canopies will
be provided to
achieve this.

20. M4(2) Accessible and Adaptable Dwellings - Communal
entrances
 If M4(2) or M4(3) dwellings are flats
above ground floor then a
passenger lift must be provided to
achieve step-free access

21. Planning Practice Guidance

22. M4(2) Accessible and Adaptable Dwellings – Private
Entrances
 1200 x 1200mm external landing.
 Landing covered min 900 x 600mm –
canopies or porches will be provided.
 Accessible threshold.
 If a porch or lobby is provided it must
have a minimum 1500m between doors
and door swings – the porch shown
would be non-compliant
 All external private spaces to be served
by a door meeting provisions for
dimensions and level threshold.

23. M4(2) Accessible and Adaptable Dwellings – Internal
circulation and layout
 Corridors and doors to be wider
 Access to all rooms within the entrance storey is step-free.
 Entrance storey must contain a living area (living or dining room) with a
window max 850mm above floor level (quality of life issues)

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

25. M4(2) Accessible and Adaptable Dwellings – Entrance
Level Sanitary Facilities
 Every dwelling: Entrance storey W.C. and basin.
 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. Note the large minimum
sizes.

26. 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 – sizes approximately 2m x 2m

27. Part M Volume 1 – Dwellings
M4(3) – Category 3 Wheelchair user Dwellings
Key Aims:
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 accommodation required on entrance storey
•The dwelling is to be adaptable for future wheelchair access
•Services are accessible by people with reduced reach

28. M4(3) The technical bit…
 The following slides will take you
through the key issues involved in
designing to Optional Requirement
M4(3)
 As you will see there is more
control over both internal and
external features, and the dwelling
must be much bigger to
accommodate these requirements
 The following technical
requirements are those that are
over and above the Category 2
dwelling

29. Two types of wheelchair user dwelling;
•Wheelchair Adaptable Regulation 4(3)a - applies as default unless
local planning authority has a policy requiring dwelling to be;
•Wheelchair Accessible Regulation 4(3)b) - only possible in specific
circumstances
•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 adaptable is demonstrated
Key Points
M4(3) Category 3 - Wheelchair user dwellings

30. M4(3) Adaptable or Accessible?

31. 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
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

32. M4(3) Wheelchair Adaptable Dwellings - Car parking
 Where parking provided:
 Private in curtilage - provide an
access zone 1200mm to one side
and rear
 Includes garages and car ports
where that is the parking provision
In practice this means a garage of
minimum 3.6 x 6m – the picture is
obviously non-compliant
 Communal parking - a space with
1200mm clear zone both sides
 Communal side access zones can
be shared between spaces

33. 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 external canopy.

34. Key Points
M4(3) Category 3 – Other External Doors
 Requirements for all doors leading to
gardens, balconies, pathways and
communal facilities
 Requirements for dimensions and
level thresholds remain on all these
external doors.
 The pictures show non-compliant
designs

35. Key Points
M4(3) Category 3 – Internal circulation and storage
• There are further requirements for
internal door and corridor widths –
everything becomes bigger
• There are minimum requirements for
built-in general storage
• Wheelchair storage must be provided
in the entrance with charging points

36. M4(3) Wheelchair Adaptable Dwellings – Circulation and
living spaces
 Minimum size requirements for entrance
storey living areas
 Drawings demonstrate how kitchen can be
adapted to M4(3b) standard
 Minimum worktop length for kitchens
 The designer must demonstrate how a
through-floor lift and ceiling mounted hoists
can be provided in the future

37. M4(3) Wheelchair Adaptable Dwellings - Bedrooms
Minimum size requirements for all bedrooms:
Principal double bedroom:
i)On entrance storey or adjacent storey;
ii)Minimum 3m wide, minimum 13.5m2 area.
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.

38. 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 – the size is
equivalent to a disabled W.C. in a public building
ii) Where the dwelling has a bathroom and W.C. on the same storey the
W.C. is reduced provision (dia 3.14).

39. M4(3) Wheelchair Adaptable Dwellings - bathroom
provision
Bathrooms are much bigger with
the ability to be adapted to
individual needs

40. M4(3) Wheelchair Adaptable Dwellings - private outdoor
space
Definition: gardens, balconies, roof
terraces
Paved areas have suitable surfaces
Minimum width of all outdoor spaces is
1500mm – includes paths to side of
buildings, balconies
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

41. Wheelchair Accessible Dwellings
M4(3) Category 3(b) Key Differences
The differences between M4(3)a Wheelchair Adaptable and M4(3)b
Wheelchair Accessible apply only to internal features, not access or
communal routes
Wheelchair Accessible dwellings can only be requested by planning
where the Local Authority is placing an individual into the dwelling
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

42. M4(3)b Accessible kitchens
 Kitchens become much bigger and have stringent requirements on the
placement of appliances, accessibility to worktops and height
adjustable features

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

44. Part Q - Security – 1st
October 2015
 Development Control may still request
‘Secured By Design’ security standards
across the site, but security of the individual
dwelling will be dealt with by Building Control
under Part Q
 ‘Easily accessible’ doors and windows must
meet specific test criteria
 This applies to change of use as well as new-
build dwellings – this may involve some
negotiation between Building Control and
Conservation Officers on historic and listed
buildings or in conservation areas

45. What next for energy efficiency?
The CfSH will be wound down as part of the Housing Standards
Review outcomes, and Government have announced that there will be
no revisions to Part L in 2016 to effect Zero Carbon Homes

46. What next for energy efficiency?
 The Housing Standards Review prevents
Local Authority Planning Departments from
influencing the design of the building fabric in
terms of energy efficiency
 With the abolition of the Zero Carbon Homes
agenda Building Control and the industry in
general must now focus on ensuring that
dwellings actually achieve the design
efficiencies
 Research demonstrates that new dwellings
are typically between 20 – 40% less efficient
than designed
 This is an industry-wide challenge to close the
‘performance gap’ and improve the
compliance with the 2013 Part L standard

47. Nationally Described Space Standards
 The Space Standards sit
outside of the Building
Regulations and can only be
applied if within the Local
Plan - DC to check
compliance.
 Building Control are not
involved in the checking of
Space Standards either on
plan or on site
 There may be a temptation to
ask Building Control to do
this – but consider that many
schemes are controlled by
Approved Inspectors rather
than LABC
© Presentations and their content are the copyright of LABC47 |

48. 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)

49. Single bed 7.5m2
& 2.15m wide
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
Space Standards – what does this all mean?

50. Conclusions
 Local Authority Planning Departments have lost powers to influence
the technical design of dwellings through local requirements
 Planning may invoke national requirements for certain aspects where
they form part of the local plan
 The Nationally Described Space Standards will be enforced by
planning where they form part of the local plan
 Planning may also use conditions to invoke higher levels of
compliance in Building Regulations through ‘optional requirements’
(when in the local plan), which will be enforced by Building Control.
This applies to water efficiency and accessibility standards
 There is a risk that planning applications can be approved with
‘optional requirements’ where the dwellings or site layout do not meet
access requirements, causing problems for all concerned
 This presentation outlines the main areas of risk and outlines the key
Building Regulation issues for planners and developers

51. Thankyou