Affordable housing solution #2: Link net zero goals to housebuilding policies

Today we hear from Alex Ely of Mae, who has helped draw up a 20-point ‘positive’ manifesto for change alongside fellow collective members Assael, HTA Design, Bell Phillips, Grounded, Pitman Tozer and Mikhail Riches.

Each week architects from this group of leading housing specialists will explain how its five priority action points could work.

Since launching last week, the campaigners' dedicated website has had more than 1,000 visitors and continues to look to expand the list of supporting practices.

As well as getting the message out to potential parliamentary candidates, the group intends to follow up post-election with the new government.

Priority 2: Link net zero with affordable housing policies

This is a win-win for any new government. Linking net zero and affordable housing makes sense if we are to meet housing need, reduce our impact on the environment and create a more equitable, fairer society.

It’s often the poorest in society whose health and wellbeing is disproportionately affected by climate change.

My practice, Mæ, has been at the forefront of designing sustainable, affordable housing since I founded the business in 2001, so priority 2 is very personal to me.

Good architecture and well-designed homes allow everyone to live with dignity. The race to deliver more homes mustn’t be at the expense of quality.

2.1 Link social housing supply to net-zero goals

The energy crisis shone the twin spotlight on our dependence on fossil fuels but also the social injustice that results when our resources are inequitably spread. The crisis reveals only too well the vulnerability of low-income families to global events.

Reducing operational carbon during the lifetime of the homes helps reduce fuel poverty so we feel it made sense to link housing for those of limited financial means with low-energy design. This policy aligns the supply of social housing with environmental sustainability by setting high energy efficiency and low carbon standards. It mandates that all social housing designs adhere to the RIBA 2030 targets.

Reducing embodied carbon could be enforced through a new Building Regulations Part Z

These targets focus on reducing operational energy, minimising embodied carbon, optimising water use, and enhancing health and wellbeing. The policy emphasises the need for holistic design principles that not only address energy consumption but consider the environmental impact of building materials and construction processes.

The specific target to reduce embodied carbon could be enforced through a new Building Regulations Part Z as promoted by the Institution of Structural Engineers, the RIBA and other partners.

Additionally, the policy involves planning new housing developments around low-carbon public transport infrastructure, facilitating access to eco-friendly transport options. This integrated approach supports broader national goals of achieving net-zero carbon emissions by promoting sustainable living environments.

2.2 Introduce a decarbonisation hierarchy

In Britain, 50,000 buildings are demolished each year, accounting for more than 63 per cent of the nation’s waste. Consumption and emissions go hand in hand. Only when consumption of raw materials is curtailed will emissions decrease. This policy proposes a structured approach to decarbonisation, prioritising retrofitting existing buildings over constructing new ones.

The principle of ‘retrofit first’ suggests that updating and improving the energy efficiency of current structures is more sustainable than building anew. This strategy reduces the demand for new resources and lowers the environmental impact associated with construction.

Retrofitting existing buildings should come before constructing new ones

The policy also encourages the adoption of passive measures, such as better insulation and natural light optimisation, to decrease the operational carbon footprint of buildings. These measures are typically less resource-intensive and contribute to long-term reductions in energy consumption and carbon emissions.

2.3 Finance: link energy efficiency to stamp duty

The UK has some of the least efficient housing stock and highest rates of fuel poverty in Europe.

The government has estimated that 8.9 million households in England could be classed as ‘fuel poor’. The policy proposes a financial incentive to encourage energy efficiency in housing through adjustments in stamp duty.

VAT rates between new-builds and retrofits should be equalised

Homes with higher energy efficiency ratings would attract lower stamp duty rates, thereby motivating buyers and developers to invest in or choose more sustainable properties.

We need an energy efficiency revolution and linking efficiency with property value could stimulate such a revolution. Additionally, an extension of this policy would aim to equalise the VAT rates between new-builds and retrofits.

Currently, the VAT disparity often makes new construction financially more attractive than retrofitting existing buildings. By levelling the fiscal playing field, the policy intends to boost the retrofit market, supporting the decarbonisation hierarchy principle and further promoting environmental sustainability in the housing sector.

2.4 Create incentives for regenerative building material supplies

We are exploiting the Earth’s resources at a level that will compromise future generations’ quality of life. To maintain our current appetite for resources, we would need the equivalent of 1.7 Earths.

We are generally moving in the right direction in terms of reducing operational carbon but falling very short in terms of efforts to reduce embodied carbon. We need to prioritise the use of regenerative materials in construction.

This policy focuses on developing the supply chain for regenerative building materials, specifically through incentives for UK forestry. In Scotland timber framing accounts for 90 per cent of house construction; in England it is 9 per cent. By floor area, around half of all building in the UK each year is new-build residential. Significant reductions in embodied carbon, across the whole construction sector, can be delivered via a switch to timber and other regenerative materials in housebuilding.

We need to address fire safety concerns and increase collaboration with insurers and lenders

To do that we need to promote regenerative materials as construction materials, address fire safety concerns, increase collaboration with insurers and lenders, increase skills across the supply chain and promote innovation.

Only 13 per cent of the UK is forested compared with 39 per cent across Europe. Green belt should become ecologically diverse forest belt and productive land. By encouraging the use of locally sourced, sustainable timber and other regenerative materials, the policy aims to reduce the carbon footprint associated with building materials and their transport.

Additionally, it supports the growth of the UK forestry sector, which contributes to carbon sequestration and biodiversity. The incentives could include financial subsidies, tax breaks, or support for research and development in environmentally friendly forestry practices. The recommendations of the government’s Timber in Construction Roadmap needs to be taken forward by whoever lands in office in July.

This approach not only promotes the construction of greener buildings but stimulates local economies and aligns with broader environmental conservation efforts.

To support the campaign visit the website or email mail@5affordablehousingpriorities.co.uk