West Berkshire Council Planning Control Advice Note 4:
Code for Sustainable Homes
On the 19th June 2006 West Berkshire Council formally adopted the ‘Quality Design – West
Berkshire’ Supplementary Planning Document (SPD). The SPD is part of the West Berkshire
Local Development Framework and is a material consideration for all planning applications.
Part 4 of the SPD, ‘Sustainable Design Techniques’ expects specified developments to achieve
the BREEAM ‘Excellent’ rating or an equivalent performance standard. This came into effect for
applications received from the 2nd January 2007.
The Code for Sustainable Homes
The Code for Sustainable Homes was introduced by the Government in April 2007 and
replaces BREEAM’s (Building Research Establishment Environmental Assessment Method)
Ecohomes as the new environmental assessment method for homes in England.
Housebuilders who currently work with EcoHomes will find the credit system of the Code
familiar. Like EcoHomes, the new method measures the sustainability of homes across various
categories - water efficiency, surface water management, site waste management, household
waste management, and the use of materials. However there are now minimum standards that
must be met in the areas of water, energy, materials and surface water management.
West Berkshire Council’s Code Requirement
To reflect the Governments adoption of a new assessment method and to ensure the aims of
the SPD continue to be met, all new homes in the district should be built to a minimum level 3*
(three stars) of the Code for Sustainable Homes. Non-residential buildings should continue to
be built to BREEAM ‘Excellent’ standard.
Building Research Establishment (BRE)
Code ratings are certified by BRE on behalf of the Department for Communities and Local
Government. BRE trains and examines individuals and licenses organisations to perform Code
assessments.
Assessors
Formal assessment of dwellings using the Code for Sustainable Homes must be carried out by
a licensed and registered assessor. For a list of trained assessors please visit www.breeam.org
What are the benefits?
Complying with the Code in West Berkshire will ensure reduced greenhouse gas emissions,
better adaptation to climate change and a reduced impact on the environment overall. For
1
home builders, the Code will ensure a mark of quality demonstrating the sustainability of the
home to consumers. There is also flexibility in the system to enable home builders to use
innovative, cost effective methods to meet and potentially exceed the minimum requirement of
three stars. Homebuyers will benefit from a house with lower running costs which offers a
higher standard of living and is adaptable to future needs.
What about extensions and conversions?
The requirements of the Supplementary Planning Document will apply to all new buildings but
does not include extensions, alterations or conversions.
Code Assessments
Formal code assessments are carried out in two stages. The first part of the assessment is
carried out at the design stage and is called the Design Stage Assessment.
The second part is carried out after construction and is called the Post Construction Review.
Each dwelling is given a ‘Final’ Code certificate at this stage.
The first step is to contact a Code Assessor who will register a housing site with BRE stating
the Code level that is required (minimum 3* in West Berkshire). This registration lasts for five
years and enables the version of the Code to be set such that even if the Code is updated, the
version of the Code used across the site will remain the same. Once a site is registered it will
be given a unique registration number.
Dwellings may be combined together as similar ‘Code Dwelling Types’. To be of the same
Code Dwelling Type dwellings must have exactly the same set of Code scoring features. There
may be more than one ‘Code Dwelling Type’ on a site.
1.
Design Stage Assessment
The first stage of the Code assessment is carried out on the detailed designs of the home(s).
Because the Code addresses many aspects of a home’s performance it is necessary to specify
in more detail for a Code assessment than say, for Building Regulations compliance. At this
initial design stage assessment the assessor will be able to calculate any whole site related
points and so details of the final landscaping and ecological enhancement measures will also
need to be known.
The assessor will need to work closely with the design team to:


Evaluate the performance of each environmental feature;
Assemble and check evidence provided by the developer and design team and other
consultants to show the intended specification.
When the assessor is satisfied with the performance under the Code he or she will submit a
report to BRE to receive ‘Interim’ Code certification.
2
2.
Post Construction Review
This can be carried out on each dwelling as it is completed. For the first example of the Code
Dwelling Type, the assessor will gather evidence to demonstrate that the dwelling has been
built in accordance with the details provided at the Design Stage. This assessment is known as
an ‘Initial Post Construction Review (PCR) Assessment’.
When the assessor is satisfied with the performance under the Code he/she will submit a report
to BRE to receive ‘Final’ Code certification for the dwelling.
West Berkshire Three Stage Approach
It is recommended that the design stage assessment described above is carried out prior to
applying for planning permission, as the sustainability measures required may have
implications for design, appearance and siting. A qualified assessor will also be able to advise
during this process on the most suitable and cost effective measures for the site.
Alternatively, it is possible to use a pre-assessment estimator* to plan and calculate the code
level of the home. This can be completed by anyone but it is recommended that advice is
sought from a qualified assessor to discuss any initial issues arising and for advice on the best
solutions for different sites.
Stage One
Submission of applications for new homes should be accompanied by a Design Stage Report
or a ‘Pre assessment estimator’* which should show the likely rating to be achieved under a
formal assessment. It should be demonstrated that the proposed home(s) will meet a minimum
of three stars under the Code for Sustainable Homes. Failure to do so will result in an
application being refused permission.
Stage Two
If permission is granted, a condition will be attached requiring the submission and approval of a
Design Stage Report and BRE Interim Certificate for the development prior to development
commencing if they were not submitted with the application in the first instance. The Design
Stage report and certificate should demonstrate that the development will attain a minimum of
three stars.
The condition will also require the development to take place in accordance with the approved
Design Stage Report and require that a Post Construction Review Report is submitted by a
licensed assessor prior to the occupation of any home.
Stage Three
Prior to occupation of any home, the submission of a Post Construction Review Report
carried out by a licensed assessor and a BRE Final Code Certificate will be required.
Approval by West Berkshire Council will enable the planning condition to be fully
discharged.
3
Further information and guidance
Advice should be sought from a licensed assessor at an early stage to ensure that the
required performance rating can be achieved. A list of licensed assessors can be found
at www.breeam.org.
Further information including the full technical guidance for the Code for Sustainable Homes
can be found on the Planning Portal website:
http://www.planningportal.gov.uk
More information is also available at www.breeam.org and at www.communities.gov.uk
Further local guidance, including advice on sustainability measures, is available in the Quality
Design – West Berkshire Supplementary Planning Document, available at
www.westberks.gov.uk
* The pre-assessment estimator is expected to be available from www.breeam.org from
August 2007. Until it is available it is acceptable to submit a report indicationg a schedule of
credits that will be achieved, based on the detailed points scoring system set out in the Code
for Sustainable Homes guidance documents. The total number of credits aimed for should total
57 or more in order to achieve Code level 3 stars.
Published by:
West Berkshire Council Planning and Trading Standards
Council Offices
Market Street
Newbury
RG14 5LD
Email: planapps@westberks.gov.uk
Telephone: (01635) 519111
4