What will you build?

1. What will you build? Steve Bendle– Enterprise Fellow, Community Finance Solutions

2. Breakout session at 11.30am • Land and planning • Engaging a professional team • The build process • Working with a developer • Self-build • Project management • Sustainable methods Handout –

3. Land and Planning • Local Development Planning Framework • Community Consultation Plan • Local Plan • Affordable Housing Policy • LDP policies • Development boundaries • Exception policy • Departures • Benefits for current owner • Affordable housing requirement • Commuted sums • Community Right to Build • ?Neighbourhood Plan • Inclusion of homes for sale or for down-sizers at 80-90% open market • Community Right to Buy • Inclusion of workspace, shops etc

4. Engaging a Professional Team • Brief: no set format – what you want and what’s important to you • Make cost an issue alongside design • Architect as key early appointment; or building surveyor if refurbishment • Fee scale, time or estimate • Importance of references • Favour actual experience over confidence • Tasks and possible stages • Feasibility, site investigation, design, specification, planning requirements • Cost consultant/quantity surveyor • ?focus on exceptionals • Mechanical & Electrical Engineer, Structural Engineer, Landscape Architect, Planning Consultant, Wildlife and Ecology Consultants

5. Specification • Areas for decision • sizes • layout: dining/kitchen or dining/living room; separate wc, room shapes) • amenities (second wc, storage, ) • “quality” • May be easier to require agreement on choice of kitchens, bathroom, tiling, doors, ironmongery etc but choice may affect price • choices of external materials • sustainable building code • any others: but need to decide which Handout –

6. Sizes • Standard sizes not necessary for HCA • Good use of space can make smaller dwelling acceptable • But larger generally better!

7. Specification exercise The architect has included everything you asked for but the scheme is now too expensive. Where do your priorities lie in the specification? • Exercise – 10 minutes • Seek to agree what priority you would accord each item • Handout – specification

8. Sustainable construction methods • South-facing full-height conservatory, with thermal mass holding heat; heat recovery ventilation system • Timber frame, low thermal mass • e.g. Arco2 model for BNCPT: insulated floor, wall and roof panels using straw and wool insulation on “glulam” frame • Conventional • Miller Homes scheme Codes 3-6 at Basingstoke using aircrete blocks not timber frame: heating system is main differential • £98,000 to building regs • £104,000 Code 3 with air source heat pump • £113,000 Code 4 with ground source heat pump • £128,000 Code 5 with biomass boiler, triple glazed windows • £148,000 Code 6 with 14m2 photovoltaic panel • Scheme includes grey water recycling to achieve Code

9. Sustainable construction • Hempcrete • Natural material, no outgassing, very solid • Straw bale • Rammed earth • Particular features/elements • UK/local timber; FSC certified timber • solar water heating • avoiding use of chemicals which out-gas • water-based or natural paints • “green machine”; reed-bed water recycling • car club: electric car chargers from solar panels

10. Sustainable construction exercise How much do you leave to the architect and when do you express your own views? • Exercise – 10 minutes • Try to agree what you would say in instructing the architect • Handout – sustainable construction methods

11. Choice: yours or the architect’s? • Choice based on • Local circumstances/opportunities • What you think important • How much detail you want to be involved in • How innovative you want to be • Is there a low cost, low impact solution? • Avoid: building conventionally and trying to bolt on • Grant availability • Complex range of programmes • Feed in tariffs make many generating elements economic: under consultation – see www.decc.gov.uk and various private sites such as www.fitarriffs.co.uk

12. Build Process • Professional team • Procurement - builder or developer • Project management

13. Forms of contract/procurement • Contract arrangement affect degree of control • Is control necessary? • Could be best to let develop choose dimensions and materials to minimise cost • May not want architect to have opportunity to add cost • May want to avoid having to take too many decisions • Three main options • conventional • control of all aspects via architect • but still need to decide what to decide • design and build • performance spec. • can still be specific where wish • off-the-shelf • Changes around margin Handout – diagram showing different routes

14. Project Management • Project management role • Choosing/appointing professional team • Agreeing specification and design as client • Securing finance • Obtaining financial approvals • Ensuring the scheme will meet the identified needs • Problem solving • Progress chasing • Options • Designated CLT Board members • RSL or DT partner for fee • Appointee • May depend on architect or employer’s agent capabilities

15. Self-build • Key issues • must have suitably enthusiastic individuals (& local housing authority must agree selection process) • Scheme should be designed appropriately: Walter Segal method provides best chance of success • www.communityselfbuildagency.org.uk/ • Potential for 30% cost reduction so 2-bed home costs £85,000 • Site layout and appearance may be unconventional: speak early to planners • Options • Experience not essential • Aim to mix of building experience • Self-finish • Affordability improved for self-builders; but affordability of re-sales less good - £85k 2-bed becomes £110k on resale if £25k sweat

16. Key issues • Get the right team • Recognise what’s important to you • Decide early in procurement route • Have some options around project management Handouts – extract from “So you want to build a house…