Sustainability: Code for Sustainable Homes

The Code for Sustainable Homes was one of a package of measures launched at the time of chancellor Gordon Brown's pre-Budget report in December. Here is a 10-point guide to the consultation document on the code:

It is coming soon

From April 2006 all new homes built by registered social landlords or using Housing Corporation funding will have to meet the requirements of the Code for Sustainable Homes. The code was expected to cover non-dwellings but when the proposals were published last month it emerged that it would only apply to new homes.

Who it affects

Homes will have to comply to higher levels of the code if they use Housing Corporation funding, are developed by English Partnerships or are within an ODPM housing growth area, such as the Thames Gateway. The government hopes that the code will be adopted across industry but it is not mandatory for private developers.

The rating system

Homes will be graded on sustainable performance according to a points system with 100 being the maximum score - the points are then summed up in a star rating of between one and five stars. A single star will be awarded to homes that meet the code's minimum requirements, whereas homes delivering 80% of the code will merit five stars. The government proposes that code ratings be made known to homebuyers. This could cause unease among private developers. Their homes do not require a rating, so they will compare unfavourably with publicly funded housing which will be required to have at least three stars.

Minimum requirements

The government proposes setting the minimum targets in the following six areas or sustainability.

• Energy efficiency: homes will have to meet the new Part L of the Building Regulations, which also comes into force in April.
• Water efficiency (potable water): consumption should be not more than 125 litres per head per day.
• Surface water management: run-off must be no worse than the original conditions of the site.
• Site waste management: a site plan must be adopted.
• Household waste management: at least 0.8m3 of storage must be provided for each household.
• Use of materials: housebuilders must provide an inventory of materials/products used.

Homes meeting these minimum requirements will gain 30 code points and be awarded a single star.

Additional points

Homes will be awarded more code points if they incorporate other sustainable elements. Homes can earn extra points if they exceed the six minimum requirements. A total of 45 code points will warrant two stars; 60 points, three stars; 70 points, four stars; and 80 points, five stars. Code points can be gained for including these other elements:

• Compliance with Lifetime homes standards
• Adequate daylighting in accordance with BS 8206-2
• Use of robust standard details for sound proofing
• Compliance with Secured By Design standards
• Provision of external private space, which does not have to be a garden; it can be a balcony
• Providing home user guides for home occupants, a kind of manual of how to run your home.

Developers can trade between any of the elements above the minimum standards although the government is considering whether increased levels of energy efficiency and water efficiency should be compulsory for higher ratings.

End of EcoHomes

The code is based on the BRE's EcoHomes system, which it will replace. Whereas the code applies to the home, EcoHomes also covers the location and awards points for elements such as proximity to public transport.

To ensure elements affecting location are still included, the government is proposing a system of sustainable checklists. These will be drawn up by the WWF and BRE and would provide planners and developers with a method of assessing schemes' sustainability.

Assessing compliance

EcoHomes assessors will evaluate compliance with the code. These assessors are trained and registered by the BRE. The government says that other organisations would be able to offer a similar assessment service under licence.

Who's in charge?

The code will be run by the government and the BRE Trust as a registered charity. Ownership of the code was a sticking point between the two sides as the BRE was reluctant to pass the EcoHomes system into government hands, having spent 10 years developing the system. In future the code will be monitored by a committee which will have representatives from the BRE and housebuilding industry and be chaired by the ODPM.

The cost

The government estimates that the cost of building to minimum standards in the code is £608 per home. It expects the cost rise to be passed on to house prices and land values.

It's not too late to have your say

None of the government proposals for the code are set in stone yet. The consultation period ends on 6 March, and many of the code's details, such as the points scoring system, have yet to be finalised.