Local Guidance for Sustainable Housing

This section provides assistance and guidance for local planning authorities (LPAs) in developing strong and comprehensive core strategy and Development Plan Document (DPD) policies in relation to sustainable design and construction. It also points to case studies and where further guidance and information can be obtained. The key issues that should be considered in policy and decision-making are set out in 14 questions below. Click on the links for more information. A list of some of the available tools and checklists to assist planners and applicants ensure that developments are more sustainable are included at the bottom of this guide.

Please note that this is an evolving guide - please feel free to submit further case studies and examples that you feel planners should know about to Robert Shaw, Sustainable Development Policy Officer

Planning objectives

The following objectives need to be considered by local planning authorities in developing strong and comprehensive Core Strategy and Development Plan Document (DPD) policies:

• In order to ensure development meets the highest standards of sustainability LPAs should work closely with departments dealing with Building Regulations, where these are managed by the local authority.

• The most effective way of raising the environmental standard for new buildings is to develop specific design and construction policies in DPDs.

• Once policies are in place, detailed guidance, information on good practice, and details of how these design and sustainable building policies can be best integrated should be included in Supplementary Planning Documents (SPD).

Key issues for local planning

Every location is different and so model policies are difficult to produce, however, below are the key issues that are likely to need consideration when developing local development plan policies and SPD. Some will form distinct policies in their own right, others will contribute to part of more general policies. Case studies and information for regional planners are available in Regional Guidance

Part 1 - Policy process issues

L1. Community development and involvement - schemes should encourage and enable the active involvement of local people and increase their understanding and influence over issues which affect their lives

L2. Applications for strategic developments should include a statement showing how sustainability principles will be met in terms of demolition, construction and long-term management

L3. Where appropriate, the same sustainability principles should be used to assess planning applications

L4. Sustainable on-site construction processes, dealing with issues such as waste management

Part 1 - Policy process issues

L5. Climate Change - policies should aim to ensure developments that have a positive, or at least neutral impact on climate change. They should also seek to limit vulnerability to the effects of climate change over time e.g. flooding, higher temperatures or storms.

L6. Appropriate re-use of land and buildings and densities - LPAs should consider in sustainability terms the most appropriate option for a particular development. If buildings are to be demolished then their replacement must be built to the highest environmental standards, e.g. EcoHomes ‘Excellent’, the forthcoming Code for Sustainable Homes or using an 'applicant's checklist'.

L7. Energy - zero energy or net export of energy should be the goal: significant savings in energy used by buildings can be made by policies requiring the highest environmental standards of construction and site layout (e.g. EcoHomes - ‘Excellent’). Once all practical energy efficiency measures are in place renewable energy or efficient supply systems should be required. PPS22 allows local authorities to develop policies requiring a proportion of a development's predicted energy requirement to be provided by on-site renewables

L8. Conserve materials and other resources and promote use of locally sourced, recycled or sustainably managed resources.

L9. Conserve water both internally and externally - policies should seek to minimise the amount of water used in developments by for example requiring: rainwater harvesting (through green roofs, for example) and water recycling. Policies should also seek to reduce the impact a development has off-site (i.e. flood risk) by requiring Sustainable Drainage Systems (SUDS).

L10. Increasing densities and mixing uses means that careful consideration needs to be given to noise and pollution. Quality urban design can help to minimise problems and complement Building regulations.

L11. Policies should draw on quality urban design principles to ensure that external natural systems are used to maximise comfort in and around buildings. This could include consideration of passive solar design and ventilation, shading, and longer term changing climatic conditions The natural environment should be enhanced, particularly in relation to biodiversity.

L12. Promote sustainable waste behaviour in new and existing developments, including support for local integrated recycling schemes, carbon neutral CHP schemes and other treatment options. The waste hierarchy (Reduce-Reuse-Recycle-Recover-Dispose) should be applied to all stages of development, design, construction and final operation.

L13. Facilitating more sustainable behaviour through more sustainable energy, waste and transport infrastructure could include considerations such as car clubs, embedded energy, and waste systems.

L14. Ensure appropriate development form (building and neighbourhood scale) in relation to existing site and surrounding characteristics; access, proximity to amenities, and permeability to promote walking, use of public transport, useful open space, and security.





Detail and case studies


L1.   Community development and involvement

Schemes should encourage and enable the active involvement of local people and increase their understanding and influence over issues which affect their lives

Examples and information Statements of Community Involvement are now required to be produced as part of the development plan. These should be seen as a opportunity for promoting inclusive and meaningful participation. See the ODPM website Healthy Living Centre, Kings Lynn - The need for local health care was established through consultation and the development driven by the local community. Holsworthy Biogas Plant: community renewables initiative - Holsworthy Biogas power plant opened in 2001 and processes cattle slurry and food waste from local farms and businesses to make methane. This is used in turbines to create heat and electricity that is then sold to the national grid. The power plant has capacity to process up to 146,000 tonnes of waste per year. The electricity produced should be 14.4 million kW hours per annum from generators with a capacity of 2.1MW. The heat distribution will be managed by a community group, which has been developed in consultation with DARE, with support from the district council and the regional development agency. The project will bring skills, expertise and value for money into the community. More information:


L2.   Sustainable development statements

Applications for strategic developments should include a statement showing how sustainability principles will be met in terms of demolition, construction and long-term management

Examples and information Concept Statements - A concept statement is a simple expression of the kind of place that new development should create. It is a positive document that sets out how the policies and objectives of the local plan, local development document or energy strategy should apply to a specific site in order to deliver the best possible economic, social and environmental benefits. Concept statements are less detailed than development briefs but more informative for developers and the community than statutory plan policies. Most concept statements are no longer than two sides of A4 paper. More information Sustainability standards - checklists or other standards See 'Sustainability Appraisal Methodologies and Checklists'


L3.   Assessing planning applications

Where appropriate, the same sustainability principles should be used to assess planning applications. Supplementary Planning Guidance (SPG, now called Supplementary Planning Documents) can assist in clarifying for applicants the aims and objectives of local planners

Examples and information City of Westminster 'Supplementary Planning Guidance on Sustainable Buildings' London Borough Of Hounslow, Planning Policy Advice:‘Sustainable Construction Guide For The Development Industry’ Leicester City Council City Wide Guidance: ‘Energy Efficiency & Renewable Energy in New Developments’


L4.   On-site construction

Sustainable on-site construction processes, dealing with issues such as waste management, noise and nuisance, pollution and health and safety. Addressing these issues can significantly improve the working conditions and quality of life of those living and working on or close to a construction site.

Risk assessments will help to identify potential problems. Many local authorities now have 'considerate builders' schemes and large developments should consider establishing a code of practice.

Examples and information City of Westminster 'considerate builders scheme' or telephone 020 7641 7838 Paddington Code of Construction Practice. Contact: PSPA Environmental Inspectorate: 020 7641 1228 Henrietta Street - Demolition and rebuilding on a very large site in central London meant that contractors faced issues of access to the site, deliveries and illegal parking of other road users on suspended parking bays. The following procedures were adopted: 24 hours notice of deliveries by suppliers; pending deliveries to be posted on site notice board, then allocated time slots; and all breaches of procedures refused access Westminster City Council or telephone: 020 7641 3175 Other sources of information: The Association of Environment Conscious Building; The Construction Inducstry Research and Information Association


L5.   Climate change

Climate change - policies should aim to ensure developments that have a positive, or at least neutral impact on climate change. They should also seek to limit vulnerability to the effects of climate change over time e.g. flooding, higher temperatures or storms.

In decision-making, local authorities should consider whether or not the scheme will limit or reduce the vulnerability of the local area to the effects of climate change? Also, whether the scheme taken account of potential changes brought about by climate change, e.g. flooding, higher temperatures, more storms?

Examples and information The Planning Response to Climate Change: advice on better practice Download Review of the UK Climate Change Programme: consulation paperDownload TCPA Policy Statement Climate change Woking Borough Council has produced good practice guides covering: location and transport; site layout and building design; energy; sustainable drainage; and water conservation and recycling. The borough has a target of reducing greenhouse gas emissions by 80 per cent compared with 1990 levels and has already reduced emissions from its own estate by over 77 per cent See the Woking website


L6.   Appropriate re-use of land and buildings and densities


LPAs should consider on sustainability terms the most appropriate option for a particular development. If buildings are to be demolished then their replacement must be built to the highest environmental standard, e.g. EcoHomes (excellent) or using an ‘applicant’s checklist’.

Examples and information:- PPG 3: Housing (updated January 2005). Currently being revised and re-issued as a Planning Policy Statement PPS3 TCPA Policy Statement: Residential Densities (2003) www.tcpa.org.uk/policy.htm TCPA Policy Statement: Housing (2000) www.tcpa.org.uk/policy.htm Caterham Barracks, Caterham-on-the-Hill. Linden Homes. Original buildings and grounds retained and converted into a mixed use development Titanic Mill CO2 neutral development, Lithwaite, West Yorkshire - This Grade II listed textile mill is now being converted to provide 130 residential apartments, a spa/leisure facility,hotel and a restaurant. It is expected that the project will be completed in late 2006. The developer, Lowry Renaissance Ltd working in partnership with Energy for Sustainable Development Ltd and Kirklees Metropolitan Council, has committed to making the apartments carbon-neutral and to minimise carbon emissions from the ground floor spaces. Kirklees Council Lowry Renaissance


L7.   Energy

zero energy or net export of energy should be the goal through:

• Energy Efficiency
  Significant savings in energy used for heating and running buildings can be made by policies requiring the highest environmental standards of construction and site layout (e.g. EcoHomes – excellent). Energy efficiency will minimise the amount of energy used in a very cost effective way.

Examples and information: 'Passive Solar Estate Layout General Information Report 27’ (BRE/EEBPP) Good Practice Guides 290 & 291 on ventilation and cooling Action Energy Sustainable Energy by Design (forthcoming, 26th January 2006) TCPA. Guidance and case studies for planners, developers, architects and so on, as to how to integrate sustainable energy into new developments. Building Regulations Part L The Standard Assessment Procedure (SAP) ODPM Energy Performance in Buildings Directive: EU Directive 2002/91/EC will require energy certification of all new buildings and all homes sold or rented. Energy Efficiency: The Government’s Plan for Action CIBSE Guide F on Energy Efficiency in Buildings provides a key source of guidance on energy efficiency in buildings BRE Environmental Assessment Method (BREEAM) EcoHomes sections Ene 1-5 (BRE, 2003) - provides an assessment tool and guidance for new and converted houses and apartments and developments. Documents available are the EcoHomes Guidance 2003 and EcoHomes Developers sheets




• Renewable Energy and Energy Efficient Supply Systems.
  Once all practical energy efficiency measures are in place renewable energy or efficient supply systems should be required. Planning Policy Statement (PPS) 22 allows local authorities to develop policies requiring a proportion of a development’s predicted energy requirement to be provided by on-site renewables.

Examples and information PPS 22: Renewable Energy (August 2004) and ‘Planning for Renewable Energy a companion guide to PPS22’ (December 2004): contains information and guidance on government policy for preparing policies on renewable energy www.odpm.gov.uk London Borough of Merton – Merton’s Unitary Development Plan (as amended by the Government Inspector and approved in November 2003) stipulates that ‘the council will encourage the energy efficient design of buildings and their layout and orientation on site. All new non-residential development above a threshold of 1,000 sqm will be expected to incorporate renewable energy production equipment to provide at least 10% of predicted energy requirements. At least 50 other local planning authorities in England and Wales are now following suit with most, such as Croydon, also including residential development. Planners have so far found developers to be very positive towards implementing the policy. Merton or Croydon General information on prescriptive planning policies for on-site renewable energy can be found at The Merton Rule website ‘Integrating Renewable Energy into new Developments: A Toolkit for Planners’, London Renewables. The document includes case studies Sustainable Energy by Design (forthcoming, 26th January 2006) TCPA. Guidance and case studies for planners, developers, architects and so on, as to how to integrate sustainable energy into new developments. Building Regulations Part L


L8.   Conserve materials and other resources and promote use of locally sourced, recycled or sustainably managed resources.

Benefits range from reducing the need for minerals extraction, reduced energy consumption (6% of UK energy is used to produce and transport construction materials), and less waste.

Examples and information: Oak Meadow in South Molton in Devon a ‘Devon and Cornwall Housing’ project using mostly locally sourced materials www.dcha.co.uk Anderson, J. Shiers, D. Sinclair, M. (2002) ‘The Green Guide to Specification’, 3rd Edition, Blackwells, UK - Assesses the relative environmental performance of over 250 materials and components covering all aspects of construction. Princess Margaret Hospital, Swindon. Carillion Plc. - Segregation of materials on site and purchasing of materials from sustainable sources. Harlow Park, Liverpool - Low embodied energy, use of low weight and natural materials, and recycled building block, newspaper insulation, organic paints and finishes. Architect: Architype Sustainable construction matrials and products: Construction Resources; Green Building Store; Wastewatch


L9.   Conserve water both internally and externally

Policies should seek to minimise the amount of water used in developments by for example requiring: rainwater harvesting (e.g. through green roofs) and water recycling. Policies should also seek to reduce the impact a development has off-site (i.e. flood risk) by requiring Sustainable Drainage Systems (SUDS)

Examples and information: Sherwood Energy Village - A locally led regeneration initiative in Nottinghamshire makes extensive use of SUDS Conserving Water in Buildings Environment Agency - a series of leaflets on conserving water in buildings ‘Sustainable Urban Drainage Systems’ design manual for England and Wales (2000) (CIRIA manual C522) - detailed technical advice on sustainable methods of water drainage. Also ‘Sustainable Urban Drainage Systems – Best Practice Manual’ Rochester Riverside Parks. EDAW Ltd Incorporation of a network of green open space and wetland restoration and habitat creation in masterplan. Huntingdonshire Design Guide Peterborough Residential Design Guide Sustainable Homes provides information and good practice on incorporating sustainable develoment principles into housing.


L10.   Increasing densities and mixing uses means that careful consideration needs to be given to noise and pollution. As well as being a general nuisance, noise can adversely affect health, productivity and biodiversity.

Quality urban design can help to minimise problems and ensure compliance with Building regulations. However, care also needs to be taken to minimise construction noise (see L4).

Examples and information: PPG24 - Government planning policy on noise Examples of sound conscious design can be viewed at Mayor of London's Noise Strategy Building Regulations, Part E 'Sound Concious Design' Urban Design Examples ’Guide A: Environmental Design’ CIBSE ’Making Communities Sustainable: Managing Flood Risks in the Government’s Growth Areas’, and ‘Development planning and flood risk - ABI guidance on insurance issues’ Association of British Insurers www.abi.org.uk Strategic Planning for Flood Risk (2004), ABI www.abi.org.uk CIBSE Guide: Section A1 Environmental Criteria for Design. CIBSE Wessex Water Operations Centre, Bath. Bennetts Associates. Sustainable approach included measures to avoid importation of large volumes of earth and rock through stockpiling existing topsoil and recycling aggregates. ‘By Design – Urban Design in the Planning System: towards better design’ CABE, 2000 Kingsmead School, Cheshire. Completed in August 2004 it is an exemplar sustainable construction project


L11.   Policies should draw on quality urban design principles to ensure that external natural systems are used to maximise comfort in and around buildings. This could include consideration of passive solar design and ventilation, shading, and longer term changing climatic conditions The natural environment should be enhanced, particularly in relation to biodiversity.

Examples and information: TCPA Biodiversity by Design: a guide for sustainable communities - information and case studies to assist planners, developers, architects, landscape architects and others integrate biodiversity into new communities. CABE Space 'Design of open space' Oxford Science Park, Oxford. Robert Rummey Associates. Landscaping makes a real contribution to wildlife conservation (including a wildlife corridor). Amenity areas provided alongside habitat and feeding areas. Huntingdonshire Design Guide. See L9 Peterborough Residential Design Guide. See L9


L12.   Promote sustainable waste behaviour in new and existing developments, including support for local integrated recycling schemes, carbonneutral CHP schemes and other treatment options. The waste hierarchy (Reduce-Reuse-Recycle-Recover-Dispose) should be applied to all stages of development, design, construction and final operation

Examples and information: PPS10: Planning for Sustainable Waste Management (July 2005) – Government policy on waste management in the planning system www.odpm.gov.uk BRE have developed a construction site waste management auditing system called SMARTWASTE, which consists of a number of tools to help manage and reduce waste sustainably and economically. More information ‘Control of Dust from Construction and Demolition Activities’ and ‘Pollution Control Guide’ Parts 1-5 BRE (Feb 2003) Supporting Sustainable Construction: Recycling through Demolition Leaflet (February 2002) Royal Institution of Chartered Surveyors Supporting Sustainable Construction: Minimising Housing Construction Waste Leaflet RICS (February 2002) The Demolition Protocol - report prepared by EnviroCentre Ltd. for London Remade) a resource efficiency model which links the production of demolition material to its value as a material (considered comparable to primary materials) in new build www.envirocentre.co.uk BRE Environmental Assessment Method (BREEAM) EcoHomes sections Mat 3, Mat 4 and Eco 5 (BRE, 2003) - sEE L7. Langley Park, Beckenham - Laing Homes. Waste disposal costs reduced by 60% through waste segregation during construction.


L13.   Facilitating more sustainable behaviour through more sustainable energy, waste and transport infrastructure could include considerations such as car clubs, embedded energy, and waste systems.

Examples and information: Beddington Zero Energy Development BedZed, London Borough of Sutton, includes many features considered to be good practice in relation to social sustainability TCPA Policy Statement ‘Sustainable and Accessible Transport’(July 2005) WWF One Planet Living Information on sustainable housing in the context of wider sustainable communities.


L14.   Ensure appropriate development form (building and neighbourhood scale) in relation to existing site and surrounding characteristics; access, proximity to amenities, and permeability to promote walking, use of public transport, useful open space, and security.

Examples and information: DTLR/CABE (2001) ‘Better Places to Live: By Design – a companion guide to PPG3’ CABE ‘Shaping Future Homes’ (Issue 1, 2, and 3)




Sustainability Appraisal Methodologies and Checklists


The following can be used to help develop and assess the quality of policies, plans and applications. The introduction of the new national Code for Sustainable Buildings by the Government in 2006 may make some of these tools redundant, however, until that time and depending on the quality and breadth of the final Code, this section may well be of use in putting policy into practice.

Please note that this is not an exhaustive list

BRE BREEAM, EcoHomes & Sustainability Checklist

BREEAM is widely accepted as a benchmark for measuring environmental performance. It offers an independent assessment of a proposal using a range of criteria for which credits are given to reward positive steps taken. The number of credits attained are interpreted in the form of an overall rating of Excellent, Very Good, Good and Pass. BRE / ICE have developed a civil engineering companion assessment tool named CEEQUAL. More information: EcoHomes Guidance 2003 and EcoHomes Developers sheets

Sustainability Appraisal

This assessment technique is a qualitative exercise that uses the expertise of appraisers to assess how a given proposal is aligned with sustainable development objectives. Aspects requiring further consideration or revision are identified and recommendations are made. The outputs from an appraisal are used in future revisions of the proposals with the intention of continued improvement in sustainability performance. More information

Arup SPeAR

The Sustainable Project Appraisal Routine is based on a four quadrant model that structures the issues of sustainability into a robust framework focusing on environmental protection, social equity, economic viability and efficient use of resources. The techniques allows a visual profile of sustainability to be produced. More information

Entec Guide to Sustainability Appraisal

This guide presents a review of sustainability appraisal as a tool for integrating the concept of sustainable development into planning decision making. It introduces the methodologies for undertaking sustainability appraisals highlighting the evolution of the technique and the overlaps with other forms of strategic and project level appraisals. More information

Housing Corporation Sustainability Works

This is an on-line facility offering guidance on how to embrace the social and environmental agenda of sustainability. The site includes best practice information as well as advice on the use of assessment tools such as EcoHomes and Housing Quality Indicators. More information

CABE Design Quality Indicators

This method for assessing the design quality of a proposal involves a non-technical questionnaire looking at functionality, build quality and impact. The process is envisaged to be used throughout the life cycle of a development including briefing, mid-design, ready for occupation and in-use. More information

SEEDA Sustainability Checklist

The checklist presents positive measures to be taken to reduce environmental impact or enhance environmental, social and economic benefits. The checklist addresses issues in eight sections which underlie the principles of sustainability. Issues related to buildings and infrastructure are treated in individual chapters in order to allow specific requirements for individual buildings to be assessed without the whole checklist needing to be completed. View the checklist for the South East region. The Checklists for London, south West, East of England and an updated South East version are due to be ready for April 2006.

Environmental Impact Assessment

Environmental Impact Assessment is applied to particular development projects as set out in EIA Regulations that are likely to have significant environmental effects. For developments that are subject to EIA, the issues covered by the other types of sustainability assessment listed above would normally be expected to be included within the Environmental Statement. More information

Lifetime Homes

Addresses flexibility of housing provision and access for all. More information

Building for Life Standard

Addresses living standards. More information

APaNGO - Advocacy, Participation and NGOs in Planning

APaNGO is a transnational partnership project part-funded by the European Union’s Interreg IIIB programme for North West Europe (NWE).

The TCPA is the lead partner on a European project called APaNGO, which is an international network of organisations developing cutting edge skills and resources to enhance community engagement in planning. Our aims are to secure a sustainable future and create attractive, successful towns and cities. For further information please see: www.apango.eu

The APaNGO Interim Report 1 is now available covering the findings from the first stage background research. This consisted of desk studies of the seven Member States in North West Europe (Belgium, France, Germany, Luxembourg, the Netherlands, the Republic of Ireland, and the UK) and analysis of the responses to an extensive questionnaire survey.

Following an outline of the research methods used, the report provides a summary of the main challenges and trends in advocacy and participation in planning and development in North West Europe.

APaNGO project final conference will be held in Brussels on 29 & 30 October 2007