Local Plan Part 2:

Land and Planning Policies

Housing Standards

Background Paper

July 2018

Contents Page 1. Introduction 1 2. Water Efficiency Standard 2 3. Accessible and Adaptable and Wheelchair Homes 6 4. Nationally Described Space Standard 21

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1 Introduction

1.1 In March 2015, the Government introduced a new approach for the setting of

technical housing standards in England. This rationalised the many differing

existing standards (e.g. Lifetime Homes and Code for Sustainable Homes)

(CfSH) into a more streamlined system.

1.2 The new system gives local planning authorities the option of setting additional

technical requirements exceeding the minimum standards required by Building

Regulations for new homes in respect of access and water efficiency, and an

optional national described internal space standard.

1.3 Policy 12 (Housing Standards) of the Publication Draft Local Plan Part 2: Land

and Planning Policies sets out standards for accessibility and water efficiency.

No additional standards are proposed for internal space. This paper considers

the evidence and viability assessment for the optional standards proposed for

Rushcliffe.

1.4 The proposed standards are as follows:

Accessibility Standards

a) For developments of more than 10 dwellings, at least 20% should comply

with requirement M4 (2) of the Building Regulations regarding accessible and

adaptable dwellings; and

b) For developments of more than 100 dwellings, at least 1% should comply

with requirement M4 (3)(a) of the Building Regulations regarding wheelchair

adaptable dwellings”

Water Efficiency standards:

All new dwellings will be required to meet the higher Optional Technical

Housing Standard for water consumption of no more than 110 litres per person

per day.

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2 Water efficiency standard

2.1 All new homes already have to meet the mandatory national standard set out in

the Building Regulations (of 125 litres /person /day) (lpd). The Planning

Practice Guidance sets out that local authorities can set out policies requiring

new dwellings to meet the tighter Building Regulations optional requirement of

110 litres/person/day where there is evidence of local need and where the

viability of development is not compromised by its application. (Paragraph: 014

Reference ID: 56-014-20150327).

2.2 Approved Document G (Requirement G2) and Regulations 36 and 37 of the

Building Regulations 2010 set out how the required water efficiency standards

should be calculated and met.

Local policy background

2.3 Policy 2 of Local Plan Part 1: Core Strategy requires that new dwellings should

be built to incorporate a maximum consumption standard of 105 litres per

person per day. This requirement, supported by the Environment Agency and

Severn Trent Water Ltd, reflects the results of the Water Cycle Scoping Study

(2009) and Outline Water Cycle Study (2010) and the constrained nature of

supply in the East Midlands, with Rushcliffe identified as being in an area of

moderate water stress (i.e. scarcity).

2.4 The Government’s Optional Technical Housing Standards supersedes the Core

Strategy and requires councils to apply either the basic Building Regulation

standard (of 125 litres/person/day) or a single optional higher national standard

in areas of water stress of 110 litres per person per day. This optional higher

standard, although slightly less stringent, is close to that proposed in the Core

Strategy and is considered appropriate for Rushcliffe due to the evidence

provided by the Outline Water Cycle Study. This standard should therefore be

applied by planning condition and will apply to all new dwellings.

Evidence

2.5 The national planning practice guidance (Paragraph: 015 Reference ID: 56-

015-20150327) states that local planning authorities need to establish a clear

need if the optional higher standard for water efficiency is to be applied in a

policy. This should be based on:

Existing sources of evidence

Consultations with the local water and sewerage company, the

Environment Agency and catchment partnerships

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Consideration of the impact on viability and housing supply of such a

requirement

2.6 Table 1 below summaries the evidence that has been gathered to justify the

application of the higher standard.

Table 1 Evidence for the Water Efficiency Standard

Source Summary

Greater Nottingham Water Cycle Scoping Report 2009

Project Steering Group included representatives from the Environment Agency, Severn Trent Water and the Internal Drainage Boards. Key findings:

The study area (Greater Nottingham) lies within an area of ‘moderate water stress’.

Greater Nottingham Outline Water Cycle Study 2010

Study involved consultation with Severn Trent Water and the Environment Agency. Report concludes that the water resource situation in the East Midlands is ‘significantly constrained’ and there is little opportunity to develop new water resource schemes in the area. Report recommends that all new homes are built to the water consumption standards of Code for Sustainable Homes (CfSH) Level 3 / 4 as a minimum in order to reduce demand from new households.

Humber River Basin District Management Plan 2016

Main programmes of measures which will improve the water environment by 2021:

Water company investment programme

Countryside stewardship

Highways England’s environment fund

Water resources sustainability measures Employing the more stringent 110lpd standard will help to reduce the amount of water extracted from the environment, therefore in keeping with the water resources sustainability objective.

Severn Trent Water Draft Water Resources Management Plan

The fourth published WRMP – is described as responding to a supply/demand challenge ‘far greater than any previous plan’.

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Source Summary

(WRMP) 2018 Employing the more stringent 110lpd standard will help to reduce the amount of water extracted from the environment – this is the overarching objective of the Severn Trent long term strategy. The Nottinghamshire Water Resource Zone has a “High” vulnerability classification. In the Severn Trent region, Nottinghamshire is one of only three water resource zones that are predicted to have supply/demand shortfalls.

Viability

2.7 In order to ensure compliance with the NPPF and to ensure the approach is

viable, a plan wide viability assessment was undertaken in support of the Local

Plan Part 1: Core Strategy. This included the impacts of additional statutory

measures and optional policy requirements such as water consumption.

2.8 The Rushcliffe Borough Council Whole Plan and CIL Viability Assessment

Report (February 2016) included costings for new housing equivalent to CfSH

Code 4. Code 4 was considered by the study to incorporate the water standard

of 110 litres per day. The assessments conclude that plan wide viability was not

unduly affected by these requirements although careful assessment will be

required on a site by site basis as part of the Development Management

process.

2.9 An update to the February 2016 viability assessment is currently being

prepared. This has also incorporated costings for the application of the

110l/person/day standard.

2.10 Further supporting evidence of the viability of adopting the optional standard for

water efficiency is provided by the costs impact study that was produced by the

Department for Communities and Local Government in support of the new

standards. (Housing Standards Review: Cost Impacts, DCLG, September

2014).

2.11 This concluded that the additional cost per dwelling for complying with the 110

litre per day standard would range between £6 per dwelling and £9 per

dwelling.

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Table 2. Water standards costs summary (Housing Standards Review: Cost

Impacts, DCLG, September 2014)

1 bed apartment

2 bed apartment

2 bed terrace

3 bed semi-detached

4 bed detached

Proposed standard

£6 £6 £6 £9 £9

2.12 In terms of applying the policy, it is expected that the requirement would be

included as a planning condition. The following example wording would be

considered as appropriate:

“The development hereby permitted must comply with regulation 36 paragraph

2(b) of the Building Regulations 2010 (as amended) to achieve a water efficiency

of 110 litres per occupant per day (described in part G2 of the Approved

Documents 2015). Before occupation, a copy of the wholesome water

consumption calculation notice (described at regulation 37 (1) of the Building

Regulations 2010 (as amended)) shall be provided to the planning department to

demonstrate that this condition has been met.”

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3 Accessibility and wheelchair housing standards

Introduction

3.1 Approved Document M: Volume 1 sets out Building Regulations standards

regarding accessible and adaptable homes and wheelchair user homes. M4

(1): Visitable Dwellings is the mandatory building standard which applies to all

new homes. M4 (2): Accessible and Adaptable Dwellings and M4 (3):

Wheelchair User Dwellings are optional standards that local authorities can

apply if there is a clearly evidenced need and the viability implications of

introducing the standards have been adequately considered.

3.2 As set out in the introduction to this paper, Policy 12 (Housing Standards) of

the Publication Draft Local Plan Part 2: Land and Planning Policies sets out a

percentage requirement for new dwellings for both M4 (2) and M4 (3) (a)

standard:

Accessibility standards: a) For developments of more than 10 dwellings, at least 20% should comply with

requirement M4 (2) of the Building Regulations regarding accessible and adaptable

dwellings; and

b) For developments of more than 100 dwellings, at least 1% should comply with requirement M4 (3)(a) of the Building Regulations regarding wheelchair adaptable dwellings”

3.3 M4 (2) Accessible and adaptable dwellings requires dwellings to meet the

needs of occupants with differing needs, including some older or disabled

people, and to allow adaptation of the dwelling to meet the needs of occupants

over time. This category is broadly equivalent to the Lifetime Homes Standard.

The most significant difference between Category 2 and Lifetime Homes is that

step-free access is required to all properties. This means that all dwellings that

are accessed from above the ground floor would require a lift access. This

would have particular implications for three and four storey blocks of flats and

maisonettes which could have an impact on viability for these schemes.

3.4 M4 (3) Wheelchair user dwellings is split into two further sub-categories; (a)

wheelchair adaptable (a home that can be easily adapted to meet the needs of

a household including wheelchair uses) and (b) wheelchair accessible (a home

readily useable by a wheelchair user at the point of completion). The standard

for wheelchair accessible homes (M4 3 (b)) can only be applied to those

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dwellings where the local authority is responsible for allocating or nominating a

person to live in that dwelling.

3.5 A list of some of the key features of the different accessibility standards is

included in Appendix 1.

Policy context

3.6 Policy 8 of the Local Plan Part 1: Core Strategy sets out that a proportion of

new development in the Borough should be capable of being adapted to suit

the lifetime of its occupants in terms of their accessibility needs. The

justification to the policy highlights that many older people have a strong desire

to remain in the housing they currently occupy as long as possible.

3.7 The National Planning Policy Framework states that local planning authorities

should plan to develop housing to meet future demographic trends including

the needs of disabled and older people (paragraph 50).

Evidence

3.8 The Planning Practice Guidance suggests that local planning authorities should

take account of the following when determining whether to introduce the

optional accessibility requirements:

the likely future need for housing for older and disabled people

size, location, type and quality of dwellings to meet specifically evidenced

needs

the accessibility and adaptability of existing housing stock,

how needs vary across tenures

the overall impact on viability

3.9 The Planning Practice Guidance also provides a link to a data sheet providing

sources of information that local authorities can use to inform their assessment

of need. The data for Rushcliffe is summarised in Table 3 below. Further detail

on the evidence is provided in the section following.

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Table 3 Evidence for accessibility and wheelchair standards

Source Summary

Local Authority Housing Statistics (LAHS)

Annual statistical return to central government https://www.gov.uk/government/collections/local-authority-housing-data

Of those people on the housing register in Rushcliffe that stated a reasonable preference, those that stated a need to move due to medical or welfare grounds (including grounds related to disability) averaged at 30% of the total waiting list between 2013/14 to 2016/17.

Continuous Recordings (CORE)

Data on social housing lettings. For Rushcliffe this relates to Registered Providers as the Council does not have its own housing stock.

https://core.communities.gov.uk/public/AnalyseCOREData.html

11% of tenants in Rushcliffe in properties leased by Registered Providers (2016/17) stated that the main reason the household left their last settled home was due to the property being unsuitable due to ill health/disability.

Population and household projections

2014-based population projections, ONS 2016

2014- based household projections

In 2014 there were 22,900 older people (people aged 65 and over) in Rushcliffe with the latest population forecast suggesting this will increase to 35,100 in 2034 (an increase of 53%). The number of people over the age of 80 is projected to almost double over the same period. The proportion of people in the elderly age category is increasing at a much faster rate than the overall population of Rushcliffe (which is predicted to increase by 15% by 2034 in comparison). Rushcliffe has an older age profile when compared to England as a whole with 20% of residents over the age of 65 in 2014 (2% higher than the national average).

Although an ageing population is a trend mirrored at national level, Rushcliffe is ageing at a faster rate than the national average.

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Source Summary

In terms of households, the proportion of households with someone living there aged 75 and over is projected to increase from 15% in 2014 to 26% in 2039.

POPPI (Projecting Older People Population Information System)

Data on mobility of older people in Rushcliffe and demographic needs

In Rushcliffe over the next 20 years there is predicted to be a significant increase in the number of people living alone, the number of people unable to manage at least one task on their own, the number of people predicted to have a fall, and the number of older people with limiting long term illnesses that limit their day to day activities.

PANSI (Projecting Adult Needs and Service Information System)

Projections of the numbers, characteristics and care needs of people aged 18-64 in England at national, regional and council level.

In Rushcliffe, approximately 11% of people aged 18-64 predicted to have a moderate or serious physical disability in 2030.

A Strategic Approach to Older Persons’ Accommodation for Nottinghamshire and Derbyshire (May 2011)

The report recommends that councils will have to consider whether their planning policies are adequate to ensure that new housing will be accessible to all, and how they will ensure that some accommodation built to wheelchair standards will be provided. Quality of new housing is one of important factors in encouraging older people to downsize. Promotion of accessible standards in new builds would encourage older people to downsize.

HABINTEG “Mind the Step: An estimation of housing need among wheelchair users in England (2010)

Report contains an estimation of unmet housing need at regional level

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Source Summary

Provides a readily applicable method for estimating the shortfall at both regional and local authority level, taking account of specific demographic factors (e.g. age and income profile).

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Demographic trends: Elderly people

3.10 In 2014 there were 22,900 older people (people aged 65 and over) in Rushcliffe

with the latest population forecast suggesting this will increase to 35,100 in

2034 (an increase of 53%). The number of people over the age of 80 is

projected to almost double over the same period. The proportion of people in

the elderly age category is increasing at a much faster rate than the overall

population of Rushcliffe (which is predicted to increase by 15% by 2034 in

comparison). Rushcliffe has an older age profile when compared to England as

a whole with 20% of residents over the age of 65 in 2014 (2% higher than the

national average).

3.11 Although an ageing population is a trend mirrored at national level, Rushcliffe is

ageing at a faster rate than the national average with this gap widening to

almost 6% by 2034.

3.12 The need to provide future housing that suits the needs of the elderly is

therefore especially pertinent for Rushcliffe.

Table 4 Rushcliffe’s older population by 5 year age groups, 2014 and 2034

Age Rushcliffe

(2014)

England

(2014)

Rushcliffe

(2034)

England

(2034)

Age 65 to 69 7,100 6.2% 5.5% 8,300 6.7% 5.9%

Age 70 to 74 5,200 4.6% 4.0% 7,800 8.0% 5.3%

Age 75 to 79 4,100 3.6% 3.3% 6,300 4.8% 4.2%

Age 80 to 84 3,200 2.8% 2.4% 5,300 4.0% 3.3%

Age 85 to 89 2,100 1.9% 1.5% 4,400 3.4% 2.6%

Age 90 and over 1,200 1.0% 0.9% 3,000 2.3% 1.7%

Total people aged

65+ 22,900 20.1% 17.6% 35,100

29.2% 23%

(Source: 2014-based population projections, ONS 2016)

Table 5 Rushcliffe’s 65+ Population as % total population, 2014 and 2034.

Age Group Year Additional %

over period 2014 2034

65+ 10.8 14.7 +3.9

75+ 6.4 8.8 +2.4

85+ 2.9 5.7 +2.8

Total over 65 20.1% 29.2% +9.1%

(Source: 2014-based population projections, ONS 2016)

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Figure 1 Proportion of population aged over 60+ in Rushcliffe for 2014

Source: (Source: 2014-based population projections, ONS 2016)

Figure 2 Projected increase in population over 60+ in Rushcliffe 2014- 2039

Source: (Source: 2014-based population projections, ONS 2016)

0.0%

1.0%

2.0%

3.0%

4.0%

5.0%

6.0%

7.0%

% of total population

Age group

Rushcliffe

20.0%

25.0%

30.0%

35.0%

2014 2019 2024 2029 2034 2039

% of total pop aged 60+

Year England Nottinghamshire Rushcliffe

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Table 6 Rushcliffe’s household projections, 2014 and 2039

Age

Total

households in

2014

% of total Total

households

in 2039

% of total

Under 25 1,000 2.1 1,000 1.8

25-34 5,000 10.6 5,000 8.8

35-44 8,000 17 8,000 14

45-54 10,000 21.3 10,000 17.5

55-64 8,000 17 9,000 15.8

65-74 8,000 17 9,000 15.8

75-84 5,000 10.6 9,000 15.8

85+ 2,000 4.3 6,000 10.5

TOTAL 47,000 57,000

(Source: 2014-based household projections by age, Table 414, ONS 2016)

3.13 The ageing population will inevitably lead to an increase in the need for housing

suitable for older people, due to associated mobility and disability issues.

Mobility in elderly people

3.14 POPPI (Projecting Older People Population Information) provides projections of

the numbers, characteristics and care needs of people over 65 in England at

national, regional and local authority level. POPPI data predicts that in

Rushcliffe there will be a significant increase in the number of people living

alone, the number of people unable to manage at least one task on their own,

the number of people predicted to have a fall, and the number of older people

with limiting long term illnesses that limit their day to day activities. These also

identify significant rises in the number of people that will live with mobility

problems in future.

Table 7 People aged 65 and over unable to manage at least one mobility

activity on their own, by age and gender, projected to 2035.

2017 2020 2025 2030 2035

Total population aged 65 and over and unable to undertake at least one mobility activity on their own

4,590 4,950 5,665 6,501 7,414

% of population 4% 4.2% 4.6% 5.1% 5.7% (Source: POPPI, Living in Britain Survey 2001 applied to ONS population projections)

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(Activities include: going out of doors and walking down the road; getting up and down stairs; getting

around the house on the level; getting to the toilet; getting in and out of bed)

3.15 Table 7 above shows that in 2017 a potential 4,590 people aged 65 years and

over will be unable to manage at least one mobility activity on their own;

projected to increase by over 60% by 2035. These people may therefore be in

need of specialist care or in house adaptions such as level or step-free access

and access ramps to improve their mobility and quality of life within their home.

Table 8 Estimated number of people aged over 65 predicted to have a trip or

fall

2017 2020 2025 2030 2035

Total population aged 65 and over predicted to have a fall

6,615 7,044 7,933 9,019 10,063

3.16 Table 8 shows that in 2017 around 6,600 people aged over 65 were predicted

to have had a trip or fall. This is projected to increase by more than 50% by

2035. Hospital admissions and further care as a result of trips and falls in the

home put futher strain on the NHS. The Care Act 2014 promotes preventative

action in housing, including home adaptations, which is a core principle of the

promotion of wellbeing.

3.17 Figure 2 overleaf summaries other mobility data. As can be seen, all of those

trends for ageing people and worsening mobility are predicted to continue

through the plan period and at a more accelerated rate that has previously

been seen.

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Figure 2: Key data relating to mobility trends for older people in Rushcliffe

Source: POPPI data for Rushcliffe (2011 Census, Health Survey for England 2005, General Household Survey 2007. Data collated by POPPI and accessed

December 2017)

0

2,000

4,000

6,000

8,000

10,000

12,000

14,000

16,000

18,000

2017 2020 2025 2030 2035

Year

Total population aged 65-74 predicted to livealone

Total population aged 75 and over predicted tolive alone

Total population aged 65 and over unable toundertake at least one domestic task on theirown

Total population aged 65 and over with alimiting long term illness whose day-to-dayactivities are limited a little

Total population aged 65 and over predicted tohave a fall

Total population aged 65 and over unable tomanage at least one activity on their own

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Demographic trends: disabilities

3.18 Accessible and adapatable homes are also needed to meet the needs of

people who are disabled. Detailed statistics on specific diabilities aren’t readily

available at a local authority level and are only avialable in terms of general

disability. Demographic data on disability from the Census and from PANSI

(Projecting Adult Needs and Service Information System) and local authority

and Registeed Provider data returns in regards of conditions of existing

housing stock have been compiled in this section of evidence.

3.19 Census data indicates that Rushcliffe is fairly reflective of the national picture in

terms of the spread of households with people with long-term health problems

and disabilities. 16% of people describe themselves as having a long term

health problem or disability that limits their day to day activities. This compares

to 18% of people nationally.

Table 9 People with a long term health problem or disability

Rushcliffe Rushcliffe % England %

All people 111,129

Day-to-day activities

limited a lot

7,540 6.8 8.3

Day-to-day activities

limited a little

9,939 8.9 9.3

Day-to-day activities

not limited

93,650 84.3 82.4

Source: 2011 Census, table QS303EW

3.20 In terms of projections, the numbers of people predicted to have a moderate or

serious physical disability is predicted to increase over the next 20 years but

not by a significant number.

Table 10 Estimated number of people in Rushcliffe aged 18-64 predicted to

have a moderate or serious physical disability in 2030

2017 % of 18-64 yr old pop

2030 % of 18-64 yr old pop

Total number of people predicted to have a moderate physical disability

5,607 8.2 5,688 8.2

Total number of people predicted to have a serious physical disability

1,701 2.5 1,743 2.5

Total 7,308 10.7% 7,431 10.7% Source: PANSI data – Health Survey for England 2001, ONS population projections

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3.21 PANSI provides projections of the estimated number of people aged 18 to 64

who have a moderate or serious physical disability. This provides an indication

of the numbers of people who may require accessible and adaptable homes.

7,431 people are estimated to have either a moderate or serious disability by

2030, a relatively small increase from the 2017 level. This increase is

proportionate to the overall projected population increase. In total, almost 11%

of people aged 18-64 years old are predicted to have a moderate or serious

physical disability in 2030. Although some of these residents may already have

in house adaptations, or may live in a specialist care facility, many will not and

there is a clear need that there will be a demand for accessible and adaptable

homes in the future to the increasing trend.

Existing housing stock

3.22 Data from the local authority housing statistics shows that a signifiant

percentage of people on the housing register waiting list in Rushcliffe state the

need to be rehoused as being due to medical or welfare grounds. This category

includes disability. An average of 30% of people on the register over the last

four years stated this reason. It is however acknowledged that the category is

broad and encompasses mental disability and other reasons not related to

physical disabilitites.

Table 11 People on the Rushcliffe housing register who need to move on

medical or welfare grounds, including grounds relating to a disability

Rushcliffe Number Percentage of numbers on waiting list

2016/17 71 15%

2015/16 210 44%

2014/15 167 31%

2013/14 167 28% Source: Local Authority Housing Statistics data returns 2013/14-2016/17

3.23 A more specific data source on physical disability is the information provided by

Registered Providers to Continuous Recording (CORE). For 2016/17, 11% of

applicants moved due to their current property being unsuitable due to ill health

or disability (see Table 12 below).

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Table 12 Reason for rehousing of tenants in Rushcliffe – property unsuitable

due to ill health/disability

Number Total %

General needs Social Rent 19 165 12

Affordable Rent 2 112 2

Supported housing

Social Rent 24 134 18

Affordable Rent 0 0 0

Total 45 411 11 Source: CORE 2016/17 (Private Registered Providers)

Evidence summary

3.24 The above evidence demonstrates that the optional building regulation of M4(2)

and M4(3) can be jusitified in Rushcliffe due to the proportions of people and

households with a long term health problem or disability, the ageing population

and the projected trend for these to increase over the next twenty years. As set

out above, Rushcliffe’s population is growing older at a faster rate than the

national average, this highlights the more pressing need for suitable housing to

be provided to meet the challenges this presents. Demographically, the

charactersitcs of Rushcliffe’s population in respect of health and disability

broadly reflect the national picture. However, the data still highlights that there

is a need to provide accomdation to meet this need too.

3.25 In considering a suitable minimum proportion of new homes that should be

required to meet the optional standards, evidence on the proportion of the

popultation projected to have mobility issues or limiting illnessses was used as

a starting point:

o The Census shows that 15.7% of people consider themselves as

having a disability that limits their day to day activities.

o Currently 15% of all households have a household representative aged

75 or over. It is predicted this will increase to 26% by 2039.

3.26 All of the above evidence suggests that a requirement of 20% of new homes on

sites over 10 dwellings to meet regulation M4(2) for accessible and adaptable

homes would be the minimum considered appropriate given the future

projected trends.

3.27 It is also considered appropiate to include a proportion of new homes to meet

the optional building regulation M4(3) for wheelchair (adaptable) homes.

3.28 Guidance provided by Habinteg “Towards Accessible Housing - A toolkit for

Planning Policy”, provides a methodology for calculating the number of

wheelchair user households with unmet housing need.

This is as follows:

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The number of households in the local authority area multiplied by (Estimated Percentage of households that are wheelchair user households for the region) multiplied by (estimated % of wheelchair user households with unmet housing need in the region)

For Rushcliffe the calculation would be as follows:

2014 2029

Number of households in 47,000 54,000

Estimated % of households that are wheelchair user households in the East Midlands

3% 3%

Estimated % of wheelchair user households with unmet housing need in the East Midlands

10% 10%

Estimated unmet need for wheelchair user households

147 162

Source: Table 425 of 2014 based household projections

3.29 If the new housing planned for were to meet this unmet housing need in full by

the end of the plan period (2029 is the nearest year to this that data is available

for), it would equate to 1.25% of our overall housing requirement (i.e 162 ÷

13,150).

3.30 It is therefore considered appropriate that on sites of more than 100 dwellings,

at least 1% should comply with M4 (3) standard in relation to wheelchair

adaptable homes.

3.31 In summary, recognising that a number of elderly person households and those

from other sectors of the community are likely to have a need for adaptable or

accessible homes over the lifetime of the plan, as part of providing a mix of

housing to meet local housing needs, the Council will seek to secure from

developments of 10 or more dwellings, a minimum of 10%of new housing is

suitable, or easily adaptable for occupation by the elderly or people with

disabilities (M4(2)) and 1% of new homes on developments of over 100 to be

built to M4 (3) (adaptable) standard.

Viability

3.32 When introducing a new policy requirement fo the optional building regulations

M4 (2) and M4 (3) (adaptable) it is necessary to consider the viability impacts of

introducing the requirements.

3.33 A Viability Study (Rushcliffe Borough Council Whole Plan and Community

Infrastructure Viability Assessment (May 2018)) has considered the proposed

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policies of the Local Plan Part 2, including the draft policy fo accessible and

adaptable homes. The appraisals test the impact of requiring 20% of homes to

be built to Category 2 standard (ie. M4 (2)) and 1% at Category 3 (i.e. M4 (3)).

The study concludes that in general terms, taking into acocunt the policy

requirements, housing development in the locations identified in Local Plan

Part 2 are broadly viable.

3.34 Further supporting evidence of the viability of adopting the optional standards is

provided by the costs impact study that was produced by the Department for

Communities and Local Government in support of the new standards. (Housing

Standards Review: Cost Impacts, DCLG, September 2014).

Table 13 Access Costs Summary of the Housing Standards Review Costs

Impacts Study

1 bed apartment

2 bed apartment

2 bed terrace

3 bed semi-detached

4 bed detached

Cost all dwellings (extra over current industry practice)

Category 2 access

£940 £907 £523 £521 £520

Category 3 access (adaptable)

£7,607 £7,891 £9,754 £10,307 £10,568

Category 3 access (accessible)

£7,764 £8,048 £22,238 £22,791 £23,052

Source: Table 45, Housing Standards Review Costs Impacts Study

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4 Nationally Described Space Standard

4.1 The requirements of the internal space standard are set out in the Nationally

Described Space Standard document (DCLG, March 2015). The space

standard can only be applied where there is a local plan policy based on

evidence of local need and where the viability of development is not

compromised. The Planning Practice Guidance states that this evidence should

be based on the size and type of dwellings currently being built, viability of

imposing the standards, and timing to allow a reasonable transitional period.

Evidence

4.2 A representational sample of recently commenced larger developments from

across the Borough have been analysed in terms of internal space standards.

A summary of this is included in Table 14 overleaf. As can be seen, the

majority of houses and flats in this sample are built to within, or in excess of,

the parameters of the National Space Standard in terms of Gross Internal

Areas.

4.3 This shows that open market 1 bed flats, 2 bed flats, 3 bed houses, 4 bed

houses and 5 bed houses are all found to be larger than the National Space

Standard. In terms of affordable units, 2 bed flats, 1 bed bungalows, 2 bed

bungalows, and 2, 3 and 4 bed houses are all found to be larger than the

National Space Standard. Only 2 bed open market houses and 1 bed

affordable flats are below the National Space Standard.

4.4 It is not therefore considered there is enough evidence to justify the

implementation of the National Space Standard as the vast majority of house

types are built to within or in excess of these based on recent completed

schemes.

22

Table 14 Average residential floorspace on recent larger developments in Rushcliffe

Former Cotgrave Colliery, Cotgrave 13/01973/REM

Meeting House Close, East Leake 12/01887/FUL

Pasture Lane, Ruddington 12/01199/FUL

Melton Road (TW) West Bridgford 14/02715/FUL

Melton Road (Bovis) 14/01238/FUL

Average (sqm)

National Housing Standard (sqm)

Within or above National Housing Standard

Market

1 bed flat

N/A N/A N/A N/A N/A N/A 37-50

2 bed flat

72 N/A N/A N/A N/A 72 61-70

2 bed house

73

N/A N/A 60 60 64 70-79

3 bed house

94 87 97 89 87 91 84-108

4 bed house

110 110 158 135 112 125 97-130

5 bed house

N/A N/A 210 N/A 164 187 110-134

Affordable

1 bed flat

45 N/A 51 46 48 48 37-50

2 bed flat

75 N/A N/A 59 51 62 61-70

1 bed bungalow

N/A N/A N/A N/A 56 56 37-50

2 bed bungalow

62 N/A 106 N/A 56 75 61-70

2 bed house

72 63 68 75 71 70 70-79

3 bed house

94 75 84 85 83 84 84-108

4 bed house

N/A N/A 84 100 107 97 97-130

23

Appendix 1 Key features of the accessibility standards

M4(2)

A step free access to the dwelling is achievable. Step free access to private outdoor space.

Step free access to a WC at entrance storey and basin. Available space for a shower at entrance level in the future if 2/3 storeys.

Wider spaces for all bedrooms

Wider circulation spaces M4 (3)

M4 (3) (A) Wheelchair adaptable o As M4 (2) – but everything becomes bigger – ensures all internal doors

are wider, all circulation spaces are larger. o Every single entrance is step free o WC facilities on entrance level, including shower/wet room. o Minimal size requirements for all bedrooms o Potentially adaptable for future lift o Wheelchair storage must be provided in entrance with charging points. o Includes standards for outdoor space e.g. path widths, level or gently

sloping paths

M4 (3) (B) Wheelchair accessible (these standards can only be applied for houses LPA owns)

o As M4 (3) but with lift installed, more controls over sanitary fittings, kitchen appliances (e.g. worktop heights), larger circulation spaces