The Dangers of Silica Dust

COMMENT

 

Ridwaan Omar, a Partner and Head of Regulatory in the Insurance team at Forbes Solicitors, commented:

 

“The cutting, sanding, drilling, sawing, polishing and carving of quartz can create a fine dust called Respirable Crystalline Silica (RCS). Exposure to the silica dust risks an incurable lung disease.

“Current legislation controlling exposure to silica dust is set out within “The Control of Substances Hazardous to Health Regulations 2002 (COSHH)”, which other than the requirement to ensure that the risks are assessed, requires employers to implement measures to minimise workers exposure to harmful silica dust.

“Measures may include ensuring that there is “local exhaust ventilation” to capture and remove airborne contaminants at source, and the use of water to suppress dust during cutting and grinding processes. In addition, employers are required to prevent or control exposure to RCS through the provision of suitable and adequate Personal Protective Equipment (PPE) including respiratory protective equipment, when the risk cannot be controlled by engineering controls alone.

“Regulations also require the monitoring of silica dust within a workplace to ensure that exposure limits do not exceed the Workplace Exposure Limit of 0.1mg/m3 respirable dust, (averaged over 8 hours). There is also a requirement to have a regular health surveillance of workers exposed to silica dust.

“However, despite these regulations, recent inspections and reports indicate that compliance is, at best, inconsistent, and particularly among small and medium sized companies. The HSE have sought to raise awareness through targeted guidance, campaigns, and site inspections. In July 2023, the HSE launched a new inspection operation focusing on manufacturing businesses that use materials containing silica, to ensure businesses are complying with regulations to protect workers from dust exposure.

“Health professionals including the British Occupational Hygiene Society (BOHS) have warned that there is a growing number of people, including young workers, contracting silicosis and are calling for tougher safety measures to address rising cases of silicosis among workers in the quartz worktop industry. While BOHS is not calling for a ban of engineered stone worktops, they are calling for the HSE to improve its safety guidance. The question is whether the existing regulations are sufficient to address those health risks?”

/0 Comments/by

Blurring the lines between green and grey

As the UK Government seeks to address the nation’s housing crisis, ambitious plans are being put forward to curb the profits that landowners can make from selling green belt land for development.

In a move to meet Labour’s target of building 1.5 million new homes by 2030, ministers are considering radical changes to the existing planning framework, which could see local councils empowered to purchase green belt land at prices significantly below its market value.

A New Approach to Housing Development

The proposed changes stem from a need to tackle the escalating housing demand, particularly in high-pressure areas around London and the South East. England’s green belt, encompassing over 6,300 square miles or approximately 13% of the country’s land, has long been a protective barrier against urban sprawl. However, as housing targets become more aggressive, the focus has shifted towards utilising this land more effectively, including its so-called “grey belt” areas – land that is of lower environmental or agricultural value.

Under the new proposals, local authorities may gain the power to compulsorily purchase green belt land at a “benchmark” value. This value would be set below the typical market rate for similar plots outside the green belt, effectively limiting the windfall gains that landowners could expect when their land is earmarked for development. The Government’s rationale is clear: by curbing the financial incentives, the cost of land acquisition for housing projects could be reduced, thereby facilitating the construction of more affordable homes.

Balancing Development and Preservation

This initiative comes at a time when the Government is under pressure to deliver on its housing promises. Experts have pointed out that to meet these targets, development cannot be confined to brownfield sites or low-quality grey belt land. Significant greenfield development may be unavoidable, especially in areas where property prices are high and the need for housing is critical.

Despite these pressures, the Government is keen to emphasise that any development on green belt land will come with stringent conditions. For instance, it is proposed that 50% of the new homes on such sites must be classified as affordable, and that these developments must be supported by essential infrastructure.

However, this approach is not without its detractors. Environmental campaigners and countryside protection groups are likely to oppose any encroachment on the green belt, arguing that it risks undermining the very purpose of these protected areas. There are also concerns that the concept of “grey belt” land is being used to blur the lines, potentially leading to the degradation and development of land that is currently greenfield.

Compulsory Purchase and the Market

One of the most controversial aspects of the proposals is the potential use of compulsory purchase orders (CPOs) to acquire land. This legal mechanism, while powerful, is often seen as a last resort due to its complexity and the potential for lengthy disputes. Critics argue that by setting land values below market rates, the government may inadvertently disincentivise landowners from selling, leading to delays in the availability of land for housing.

A senior industry source has warned that the reliance on CPOs could backfire, suggesting that the process is too slow to meet the urgent need for land. They argue that rather than capping land values, the government should focus on clearly defining the requirements for affordable housing and allow the market to adjust accordingly.

Potential for Policy Manipulation

There are also fears that some landowners may manipulate the system by deliberately degrading their land to classify it as grey belt, thus making it eligible for development. This has raised alarms among environmental groups, who worry that such tactics could lead to the loss of valuable greenfield sites under the guise of urban expansion.

The countryside charity CPRE has expressed concerns that the government’s proposals might lead to a situation where grey belt policies are exploited, resulting in greenfield land being developed. They argue that more emphasis should be placed on utilising existing brownfield sites, which they believe could provide space for 1.2 million homes.

Final Thought

As the Government continues to consult on these proposals, the debate over the future of the green belt is set to intensify. While the need for more housing is undeniable, the challenge will be in balancing this demand with the preservation of England’s cherished rural landscapes. Whether the proposed capping of land profits will accelerate or hinder this process remains to be seen, but what is clear is that the stakes are high for all parties involved.

Independent policy institute, Curia will be launching their planning and housing programme in the Autum to deliver implementable solutions to assist with the delivery of the Government’s house building target.

Source: Chamber UK

/0 Comments/by

How to Self Build a Flood Resistant Wall

The incredible story of how Nick and his wife Annie are fighting to protect their home from  flooding and offers practical insights on how to self-build a flood resistant wall

Drawing on their personal experiences of flooding at their Worcestershire home, Nick and Annie Lupton have today published an e-book, “The Great Wall of Pixham: Our Journey and Practical Guide to Building a Flood Wall”. It reports on their experiences of building a flood wall around the perimeter of their 17th century home, providing invaluable insights and step-by-step guidance for others considering a flood wall to help protect their home.

The Lupton’s bought Pixham House in 2016, fully aware that the area was prone to flooding. While in a beautiful location, it is in the middle of the River Severn flood plain. The house already had a series of flood resilience measures in place, which worked well in holding back the water, however their long-term fear was that the house would start to suffer structurally. Taking the matter in their own hands, they took the bold decision to build a wall around the entire perimeter of the property.

The wall has since withstood three floods, working exceptionally well to protect the structure of the house while making the couple’s lives more manageable during a flood.

Nick has written the e-book to offer a detailed view on the steps they took, which he hopes will support other homeowners, seeking to protect their properties from the effects of flooding.

Confirms Nick:

“For us, the wall has been a complete game changer. When flooding occurs, we now have a dry layer of land between the house and the wall giving us peace of mind. We featured on the BBC in January 2024 and, since then, have been inundated with interest from people in how we did it, what we did, and seeking advice. The e-book documents the entire process and we hope many people will benefit from observing our project, from the perspective of a non-construction professional.”

‘The Great Wall of Pixham’ e-book provides step-by-step guidance, including:
– Where do you start – is a flood wall right for your home?
– Permissions and consents;
– Designing the wall;
– Materials used;
– Project management;
– The building phase;
– Lessons learnt.

The e-book, which is hosted on the FloodMary.com website, is packed with practical advice, backed by thorough research and real-world application, making it an essential resource for anyone looking to mitigate the risk of flooding.

Adds Mary Long-Dhonau OBE, property flood resilience champion and former flood victim, FloodMary.com,

“Nick originally featured in my e-book, which details example of Property Flood Resilience measures that real homeowners have installed. Now, Nick has gone a massive step further with building this significant wall to help resist the mighty River Severn. The interest in their flood wall has been staggering and so I’m delighted to host the e-book on my FloodMary.com website. Nick and Annie’s guide is inspiring and, by sharing their learnings, the hope is to make the process a little less daunting for others thinking of doing the same.”

Concludes Nick;

“Pixham House has a rich history and we want to preserve it for the future. If we hadn’t have built the flood wall, I fear the longevity of the building would have been compromised. Now, we have seen the wall in action and we are proud of what we have achieved. Flooding can be a devastating experience, but with the right knowledge and preparation, we show that it is possible to safeguard your home – and your sanity!”

Thanks to the sponsors of the e-book, including Lakeside Flood Solutions, Direct Pumps & Tanks, Ibstock, Retaining Wall Solutions, and Flood Mary, for making the publication of our guide possible.

“The Great Wall of Pixham: Our Journey and Practical Guide to Building a Flood Wall ”

is available to download now  CLICK HERE

 

/0 Comments/by

Schlüter®-DILEX-F movement joints redefining the tiling landscape

,

  

Adding to its well established and diverse product range, Schlüter®-Systems has developed the Schlüter®-DILEX-F movement joint system to transform the appearance of tiled floors; completely changing the landscape in terms of visual impact: replacing the discordant intrusion of conventional movement joints with a much more discrete and elegant alternative.

 

An ideal solution for statement kitchens and connected dining or open plan living space, DILEX-F presents a well-engineered set of fully compatible components designed to address a technically and aesthetically challenging task facing flooring and fit-out specialists in both residential and commercial scenarios.  The effect is to skilfully overcome  typical reservations about using movement joints.

 

Where, for instance, it is necessary to butt lengths of movement joint together across large floor areas – normally creating highly visible and jarring discontinuities – the DILEX-FCS carrier profiles are unified using the DILEX-FIS insert which is supplied in 30m roll lengths that are easily cut to length and inserted at the very end of the job, when other trades have finished their potentially damaging activities.  In the interim, the FCS profiles are protected by an orange strip. Then a special tool is supplied with each roll of DILEX-FIS insert, which is used to clean the channel after the orange protection strip is removed; with the handy device also serving to push the colour matched insert snugly into place.

 

Another feature of the DILEX-F system is that the rectified tiles – avoiding any cut edges – are laid tight up against the DILEX-FCS profiles, rather than leaving a gap for grout between the tiles and the movement joint; this being a key factor in Schlüter®-System’s fully functional yet barely visible insertion.

 

Manufactured from recycled rigid PVC, the DILEX-FCS carrier profiles have been developed to be set in place on the substrate using standard cementitious tile adhesive, prior to the commencement of tiling operations: with a choice of four heights rising from 9-12.5mm, to suit a variety of tile thicknesses.  The profile legs are pushed into the tiling adhesive, spread with a notched trowel and aligned both longitudinally and to the correct level before being allowed to set.  The flooring tiles are then laid flush with the top of the profile and any excess adhesive cleaned off immediately.

 

Importantly, the pliant, cross-linked silicone DILEX-FIS profile, which is available in 10 different colours to match or contrast with common grout colours, incorporates an anti-stretch ‘tendon’, and a double arrowhead shaped stem to resist stretching or being accidentally dislodged.  Ultimately it presents a pristine and resilient feature joint able to absorb both compressive and tensile forces resulting from thermal or structural movement across the zone.  The DILEX-FIS can, however, be replaced if desired.

 

As well as being physically robust and able to withstand impact or long-term wear from foot traffic, DILEX-F is resistant to mould growth and bacteria and requires only routine cleaning with standard detergent products.  The surface finish to the soft insert is, meanwhile, resistant to dirt particles adhering or becoming embedded.  It is recommended to install the tiling and DILEX-F profiles in combination with a decoupling membrane from the manufacturer’s DITRA range to help ensure a long, trouble-free installation.

 

In addition to its accessible and well-illustrated website, Schlüter®-Systems offers a comprehensive technical advisory service able to advise on the specification of movement joints: including the DILEX-KS, which might be recommended where greater degrees of movement are anticipated.  However, as well as residential settings, the DILEX-F system can be utilised in locations where medium traffic loads are anticipated, such as for commercial offices and even car showrooms.

 

For further information CLICK HERE to visit the website

or call 01530 813396

 

 

 

For further information, call 01530 813396 or visit https://www.schluter.co.uk/

 

/0 Comments/by

Energy Super Highway Approved

A multi-billion pound subsea cable that can shift vast amounts of renewable electricity between Scotland and England has been given the go-ahead by regulators.

SSEN Transmission says the energy transfer project is needed to move energy around the grid on days when the wind doesn’t blow or demand is high.

The two 315-mile (507km) cables will run from Peterhead in Aberdeenshire to Drax in North Yorkshire and will initially work alongside a similar link down the west coast.

It is part of wider moves to modernise and increase capacity on the energy transmission network for the shift away from fossil fuels to tackle climate change.

Although the link can carry electricity in both direction, the majority is expected to flow out of Scotland.

The project has been assessed by Ofgem as costing £3.4bn however SSEN says inflationary pressures mean it will now come in at £4.3bn.

The country is already a net-exporter of electricity meaning more leaves Scotland than is imported.

But the bi-directional link will also enable electricity to be imported when needed, such as on days of low wind.

A new converter station is being built close to Peterhead power station from where high voltage direct current cables will be laid on the seabed.

The cables will hit land near Bridlington in East Yorkshire where they will be buried underground to Drax and connected into the national grid.

The connection will be large enough to carry enough renewable electricity to power two million homes.

The project will be the first of four subsea electricity links planned along the east coast with the eventual capacity capable of powering 7.5 million homes.

Approval has been given in just five months under the regulator Ofgem’s fast track process.

Energy analyst Sepi Golzari-Munro says the links are vital to modernise the transmission network.

She added: “We’re obviously trying to have cleaner electricity from renewable sources but what this also does, crucially, is improve our energy security and will ultimately bring down bills.”

Approval for Eastern Green Link 2 is likely to be quickly followed by Eastern Green Link 1 connecting Torness in East Lothian with Seaham in County Durham.

The two initial projects are expected to be followed by connections between Peterhead and Lincolnshire and then between Kinghorn in Fife and Norfolk.

They will work alongside the Western Green Link which runs between Hunterston in Ayrshire and the Flintshire Bridge on the border between England and Wales.

Opened in 2017, the 240 mile cable has transmitted more than 23,000 GWh of green energy in its first five years.

Claire Mack from the industry body Scottish Renewables says it is harnessing abundant natural resources.

She said: “In the same way that we’ve exported {oil} from the North Sea for the last four decades and beyond, the same thing is the case with renewables.”

While ground work in Peterhead is already underway, the offshore cable laying is expected to begin in 2028 with the first transmission of electricity due the following year.

Project director Ricky Saez describes Ofgem’s decision as a “major milestone” on top of approvals being given for onshore work by Aberdeenshire Council.

Source: BBC

 

/0 Comments/by

Skills England Bill – Will it Get Britain Building?

The Labour party has aimed high and set itself the ambitious target of building 1.5 million homes over their five-year term. After a rocky year in the construction industry, this is exactly what we need; bold targets will jumpstart activity in the sector. But the government will need to consider every potential hurdle if it is to get its homes off the ground.

Labour has recognised that its mission will require significant reforms to planning laws and environmental rules, which is a positive start. It has been gutsy in its approach to these issues, which is absolutely necessary if we are to turn the page on a stagnant period for housebuilding and “get Britain building again”. There is one problem area, though, which the government has attacked with rather less urgency: the worker shortage.

The worker shortage has been confronting our sector for some time. Since 2019, we have lost 300,000 workers, who have taken their years of expertise with them. Now the workforce is stretched to the point of snapping, just as Labour orders more and more building projects.

The Construction Industry Training Board (CITB) reports that private housing is one of the top three areas bearing the brunt of the shortage. Many of the skilled workers that are required for building homes, including roofers, electricians and carpenters, are in short supply. This, surely, should mean that tackling the issue is at the top of the government’s to-do list.

Some may be under the impression that Rachel Reeves’s plans to scrap major infrastructure projects like the Stonehenge tunnel and the Restoring Your Railways project would give us some breathing room, but the reality is that there are still not enough hands on deck.

With the Sizewell C Nuclear Power Station works set to begin in October of this year, and plans to build more prisons, schools, laboratories, and data centres (the list goes on), demand for skilled workers is only going to increase. The construction workforce is made up of some of the most dedicated professionals who put in long hours and tireless effort, but there simply is not enough of them to meet demand.

Prime Minister Keir Starmer has presented us with the Skills England Bill as a potential solution but, while this policy has well-meaning foundations, it’s no miracle antidote.

The initiative is designed to patch over the UK-wide skills gap by freeing up apprenticeship levy funding. Companies would have more choice over how they use the funding, and could select courses in the skills that they are most in need of – a reform to the older, more rigid system that I am in favour of.

Skills England may provide a long-term fix for the skills squeeze that the construction sector is feeling, but ministers will need to conjure up a much speedier solution if they want to see their vision of 1.5 million new homes realised. Apprentices don’t magically learn skills overnight; it will take years to build up the workforce we need if we rely solely on this policy.

I’m all for encouraging young people into the industry – after all, it is home to some of the most innovative, solution-driven thinkers that this country has. A career in construction can provide young people with practical skills and the opportunity to climb through the ranks to a well-paid and rewarding career, but sadly not everybody shares my view. The truth is that many are disinterested in a career in construction. In CITB’s Migration and Construction Report, many employers singled this out as the reason for why they are so understaffed.

So, even if apprenticeships could be completed overnight, I’m not sure the uptake would be enough. CITB reports that 251,500 more workers will be needed to meet UK construction output by 2028 – that’s a pretty sizeable number that’s going to require more than just apprenticeships.

When announcing the policy, Starmer argued that we should not be “pulling the easy lever on importing skills”. However migrant workers are incredibly important on and off construction sites. This “imported” talent brings with it years of experience and will be pivotal to the government’s plans to boost housebuilding.

If we lose migrant talent now, Labour’s targets are looking unrealistic.

The skills shortage is already hurting the sector and we cannot afford to exacerbate the issue. The government must keep this top of mind as they look to implement new immigration policies. Shut overseas talent out, and it risks a construction activity slump that will be costly to the sector as well as to the UK’s economic growth.

The worker shortage must be tackled with the same vigour that Labour have approached restrictive planning and environmental laws. Now is not the time for idealistic, long-term fixes – they must be bold in searching for a solution that will fill the skills gap now.

Source: Reaction

/0 Comments/by

Leeds based builder making the best of CaberMDF

Photographed left, former army member turned carpenter, Van Midgley, and right, a recent project created from West Fraser’s CaberMDF

 

“I found the transition from machine gun to nail gun quiet an easy one” – Van Midgley

 

A former member of the Royal Corps of Signals, who switched to carpentry after leaving the Army, now runs his own building company covering the West Riding area of Yorkshire and is making a name for himself fitting out property renovations using CaberMDF, as well as other panel products from the West Fraser range.

North Build Leeds was set up by Van Midgley five years ago and now tackles a variety of conversions as well as general building repairs and improvements, purchasing the high performance MDF and CaberDek flooring from different builders’ merchants in the city, depending on price and the locality his team are working in.

Van explained:

“While I left the army with a qualification in telecommunications, I always had an interest in building and would count myself as an ‘old school’ joiner, who can pitch a roof if necessary – as well as carrying out kitchen fitting to a very high standard, which is one of the second-fix applications where I use a lot of the CaberMDF, sometimes ordering 20 sheets at a time.  When I’ve got a job coming up, I will put out a cutting list to the merchants I use and see who comes back with the best price.  At the moment, I am employing four people full time as well as using a number of subbies, including an electrician and a plumber.

“And the jobs we’ve got on include a couple of loft conversions and an old, listed property which is going to be converted into an HMO with five flats in it; I rarely have to work more than 20 minutes from my house in Leeds.  I started off using the Norbord brand quite a few years ago and have stuck with West Fraser because you can be sure of the quality, as well as the value.  It’s a reliable product.  For the fitted cupboards I did on one job recently, that I put on Instagram, I used a combination of 18mm MDF plus thinner material to clad 20mm timbers, say if I want to create a void for wiring.  Then I’ll use 9mm for shelves and the Shaker doors I produce.  For floors, I prefer to use the 22mm CaberDek, together with the D4 glue which gives you a really solid fix – and with the tongue and groove you don’t need to land the joints on a joist.  It all makes our job straightforward.”

 

All West Fraser panel products produced in the UK are net carbon negative and manufactured in mills that have obtained the coveted environmental ISO 14001 accreditation.  Responsibly sourced, the panels are FSC® (C012533) certified and created from locally grown timber, cutting embodied carbon from transportation.

For further information call 01786 812 921

OR CLICK HERE TO VISIT THE WEST FRASER WEBSITE

 

 

/0 Comments/by

SPECIALIST INSULATION MANUFACTURER AIM RECRUITS SIMON MAYES

 

Acoustic, fire and thermal insulation product manufacturer AIM has appointed Simon Mayes as Specification Manager.

 

Simon will work with specifiers and main contractors to determine the appropriate products to help them design high quality buildings and is available to give CPD presentations.

Simon has 20 years’ experience in the construction industry working for manufacturers such as British Gypsum, Saint Gobain Isover, Komfort, Cembrit, Siderise and, most recently, Proteus Waterproofing.  He has held positions ranging from: business development manager, where he was responsible for framework agreements between British Gypsum and main contractors; and specification manager, working alongside architects, designers and main contractors; to national sales director.

“The majority of my experience has been within specification, working with architects and main contractors,” Simon explained.  “I enjoy the technical side of sales where I can help clients understand and comply with the building regulations.”

The appointment is part of a major investment in sales and marketing at Acoustic Insulation Manufacturing, known as AIM.  Already this year, the business has recruited Chris Dale to the role of Business Development Manager – North and will have news of a Business Development Manager – South in the very near future.

“Given the importance of specification, we are delighted to have recruited such a highly experienced specifier,” added Ian Exall, AIM’s Commercial Director.  “Simon’s role will be key to the future growth of AIM.  We have spent two years investing heavily in our product range (which is set to continue well into the future).  Simon will be helping us bring our new and improved products to the attention of specifiers so that AIM products are a natural choice for the buildings they are designing.”

 

UK-based AIM Acoustic & Insulation Manufacturing designs and manufactures third party tested fire, thermal and acoustic insulation products, primarily, but not exclusively, for the construction industry.  The company produces bespoke insulation products to customer specification and a range of standard fire, thermal and acoustic insulation products, and provides technical and product training support.  AIM supplies products on a rapid response basis throughout the UK and Ireland.

CLICK HERE TO VISIT THE AIM WEBSITE

 

 

/0 Comments/by

Harnessing the Power of Coastal Waves

A leading, publicly-traded onshore wave energy technology company, is pleased to announce that Inna Braverman, Founder and Chief Executive Officer of Eco Wave Power, and Eco Wave Power’s engineering team, have arrived for a meeting and an official site-visit with APDL (Administração dos Portos do Douro, Leixões e Viana do Castelo, S.A) , and other relevant stakeholders for the official kickoff of the Company’s first MW-scale wave energy project, to be located in the city of Porto, in Portugal.

Following the meeting with APDL, Eco Wave Power’s engineering team held a site visit to the breakwater and the room underneath the breakwater (“The Gallery”), where Eco Wave Power’s energy conversion equipment will be installed, and later opened to the public, as a first of its kind wave energy museum and education center.

During the site visit, Eco Wave Power’s team met with local subcontractors and manufacturers, to choose the preferred entities that will take part in the execution of this innovative project.

Inna Braverman, Founder and Chief Executive Officer of Eco Wave Power said:

“We believe that this will be the first wave energy project in the world to show significant energy production from the power of the waves. I truly believe that this revolutionary project will position Eco Wave Power as a leading wave energy developer and serve as a significant milestone towards the commercialization of our wave energy technology globally. I would like to thank the Municipality of Porto and APDL, for being true wave energy pioneers, by enabling and supporting the development of an innovative, environmentally friendly energy generation technology, which will serve to lower the port’s carbon footprint, while creating new workplaces and an innovative industry in Portugal.”

The first MW project is being executed in line with a 20MW Concession Agreement entered into with APDL and is planned to be followed by a gradual expansion to the whole 20MW of installed capacity.

In March 2024, the Company received the final approval necessary for the commencement of the construction works of our first commercial-size project in Porto (TURH license) from APDL Port Authority, and issued a performance bond to APDL, meant to solidify the Company’s commitment for the construction of the first commercial wave energy project within a 2-year period.

Eco Wave Power’s project is well in line with the renewable energy plan of the Government of Portugal, as in July, 2024, Portugal announced that it aims to generate 85% of its annual electricity production from renewable sources by 2030, compared to 61% in 2023, one of the highest ratios in Europe.

Eco Wave Power is being advised by partner Joana Brandão and her team from leading Portuguese law firm PLMJ. Joana and the firm have significant experience in supporting the regulatory framework for renewable energy projects execution across Portugal and have been assisting Eco Wave Power since 2020.

/0 Comments/by

Deputy PM asks Local Authorities to ‘Play Your Part’

Playing your part in building the homes we need

 

July 30th: Earlier today, I set out to the House of Commons the Government’s plan to build the homes this country so desperately needs. Our plan is ambitious, it is radical, and I know it will not be without controversy – but as the Prime Minister said on the steps of Downing Street, our work is urgent, and in few areas is that urgency starker than in housing.

 

As the Leaders and Chief Executives of England’s local authorities, you know how dire the situation has become and the depth of the housing crisis in which we find ourselves as a nation. You see it as you place record numbers of homeless children in temporary accommodation; as you grapple with waiting lists for social housing getting longer and longer; and as your younger residents are priced out of home ownership.

 

It is because of this I know that, like every member of the Government, you will feel not just a professional responsibility but a moral obligation to see more homes built. To take the tough choices necessary to fix the foundations of our housing system. And we will only succeed in this shared mission if we work together – because it falls to you and your authorities not only to plan for the houses we need, but also to deliver the affordable and social housing that can provide working families with a route to a secure home.

 

To that end, and in a spirit of collaboration and of shared endeavour, I wanted to set out the principal elements of our plan – including what you can expect of the Government, and what we are asking of you.

 

Universal coverage of local plans

 

I believe strongly in the plan making system. It is the right way to plan for growth and environmental enhancement, ensuring local leaders and their communities come together to agree the future of their areas. Once in place, and kept up to date, local plans provide the stability and certainty that local people and developers want to see our planning system deliver. In the absence of a plan, development will come forward on a piecemeal basis, with much less public engagement and fewer guarantees that it is the best outcome for your communities.

 

That is why our goal has to be for universal coverage of ambitious local plans as quickly as possible. I would therefore like to draw your attention to the proposed timelines for plan-making set out in Chapter 12 of the National Planning Policy Framework (NPPF) consultation. My objective is to drive all plans to adoption as fast as possible, with the goal of achieving universal plan coverage in this Parliament, while making sure that these plans are sufficiently ambitious.

 

This will of course mean different things for different authorities.

 

  • For plans at examination this means allowing them to continue, although where there is a significant gap between the plan and the new local housing need figure, we will expect authorities to begin a plan immediately in the new system.

 

  • For plans at an advanced stage of preparation (Regulation 19), it means allowing them to continue to examination unless there is a significant gap between the plan and the new local housing need figure, in which case we propose to ask authorities to rework their plans to take account of the higher figure.

 

  • Areas at an earlier stage of plan development, should prepare plans against the revised version of the National Planning Policy Framework and progress as quickly as possible.

 

I understand that will delay the adoption of some plans, but I want to balance keeping plans flowing to adoption with making sure they plan for sufficient housing. I also know that going back and increasing housing numbers will create additional work, which is why we will provide financial support to those authorities asked to do this. The Government is committed to taking action to ensure authorities have up-to-date local plans in place, supporting local democratic engagement with how, not if, necessary development should happen. On that basis, and while I hope the need will not arise, I will not hesitate to use my powers of intervention should it be necessary to drive progress – including taking over an authority’s plan making directly. The consultation we have published today sets out corresponding proposals to amend the local plan intervention criteria.

 

We will also empower Inspectors to be able to take the tough decisions they need to at examination, by being clear that they should not be devoting significant time and energy during an examination to ‘fix’ a deficient plan – in turn allowing Inspectors to focus on those plans that are capable of being found sound and can be adopted quickly.

 

Strategic planning

 

We know however that whilst planning at the local authority level is critical, it’s not enough to deliver the growth we want to see. That is why the Government was clear in the Manifesto that housing need in England cannot be met without planning for growth on a larger than local scale, and that it will be necessary to introduce effective new mechanisms for cross-boundary strategic planning.

 

This will play a vital role in delivering sustainable growth and addressing key spatial issues – including meeting housing needs, delivering strategic infrastructure, building the economy, and improving climate resilience. Strategic planning will also be important in planning for local growth and Local Nature Recovery Strategies.

 

We will therefore take the steps necessary to enable universal coverage of strategic planning within this Parliament, which we will formalise in legislation. This model will support elected Mayors in overseeing the development and agreement of Spatial Development Strategies (SDSs) for their areas. The Government will also explore the most effective arrangements for developing SDSs outside of mayoral areas, in order that we can achieve universal coverage in England, recognising that we will need to consider both the appropriate geographies to use to cover functional economic areas, and the right democratic mechanisms for securing agreement.

 

Across all areas, these arrangements will encourage partnership working but we are determined to ensure that, whatever the circumstances, SDSs can be concluded and adopted. The Government will work with local leaders and the wider sector to consult on, develop and test these arrangements in the months ahead before legislation is introduced, including consideration of the capacity and capabilities needed such as geospatial data and digital tools.

 

While this is the right approach in the medium-term, we do not want to wait where there are opportunities to make progress now. We are therefore also taking three immediate steps.

 

  • First, in addition to the continued operation of the duty to cooperate in the current system, we are strengthening the position in the NPPF on cooperation between authorities, in order to ensure that the right engagement is occurring on the sharing of unmet housing need and other strategic issues where plans are being progressed in the short-term.

 

  • Second, we will work in concert with Mayoral Combined Authorities to explore extending existing powers to develop an SDS.

 

  • Third, we intend to identify priority groupings of other authorities where strategic planning – and in particular the sharing of housing need – would provide particular benefits, and engage directly with the authorities concerned to structure and support this cooperation, using powers of intervention as and where necessary.

 

Housing targets

 

Underpinning plan making – at the strategic and local level – must be suitably ambitious housing targets. That is why we have confirmed today that we intend to restore the standard method as the required approach for assessing housing needs and planning for homes, and reverse the wider changes made to the NPPF in December 2023 that were detrimental to housing supply.

 

But simply going back to the previous position is not enough, because it failed to deliver enough homes. So, we are also consulting on a new standard method to ensure local plans are ambitious enough to support the Government’s commitment to build 1.5 million new homes over the next five years. The new method sees a distribution that will drive growth in every corner of the country. This includes a stretching yet credible target for London, with what was previously unmet need in the capital effectively reallocated to see homes built in areas where they will be delivered. The new method increases targets across all other regions relative to the existing one, and significantly boosts expectations across our city regions – with targets in Mayoral Combined Authority areas on average growing by more than 30%.

 

I want to be clear that local authorities will be expected to make every effort to allocate land in line with their housing need as per the standard method, noting it is possible to justify a lower housing requirement than the figure the method sets on the basis of local constraints on land and delivery, such as flood risk. Any such justification will need to be evidenced and explained through consultation and examination, and local authorities that cannot meet their development needs will have to demonstrate how they have worked with other nearby authorities to share that unmet need.

 

And we are also committed to making sure that the right kind of homes are delivered through our planning system as quickly as possible. That is why we are proposing to remove the prescriptive approach to affordable home ownership products, which can squeeze out Social and Affordable rent homes despite acute need. This will free authorities to secure more Social Rent homes, ensuring you get the homes you need in your local areas. We also want to promote the delivery of mixed use sites which can include a variety of ownership and rental tenures, including rented affordable housing and build to rent, and which provide a range of benefits – including creating diverse communities and supporting timely build out rates.

 

Green Belt and Grey Belt

 

If targets tell us what needs to be built, the next step is to make sure we are building in the right places. The first port of call is rightly brownfield land, and we have proposed some changes today to support such development.

 

But brownfield land can only be part of the answer, which is why we are consulting on changes that would see councils required to review boundaries and release Green Belt land where necessary to meet unmet housing or commercial need.

 

I want to be clear that this Government is committed to protecting nature. That is why land safeguarded for environmental reasons will maintain its existing protections. But we know that large parts of the Green Belt have little ecological value and are inaccessible to the public, and that the development that happens under the existing framework can be haphazard – too often lacking the affordable homes and wider infrastructure that communities need. Meanwhile, low quality parts of the Green Belt, which we have termed ‘grey belt’ and which make little contribution to Green Belt purposes, like disused car parks and industrial estates, remain undeveloped.

 

We will therefore ask authorities to prioritise sustainable development on previously developed land and other low quality ‘grey belt’ sites, before looking to other sustainable locations for meeting this need. We want decisions on where to release land to remain locally led, as we believe that local authorities are in the best position to judge what land within current Green Belt boundaries will be most suitable for development. But we also want to ensure enough land is identified in the planning system to meet housing and commercial need, and so we have proposed a clear route to bringing forward schemes on ‘grey belt’ land outside the plan process where delivery falls short of need.

 

To make sure development on the Green Belt truly benefits your communities, we are also establishing firm golden rules, with a target of at least 50% of the homes onsite being affordable, and a requirement that all developments are supported by the infrastructure needed – including GP surgeries, schools and transport links – as well as greater provision of accessible green space.

 

Growth supporting infrastructure

 

Building more homes is fundamental to unlocking economic growth, but we need to do so much more. That is why we are also proposing changes to make it easier to build growth-supporting infrastructure such as laboratories, gigafactories, data centres, electricity grid connections and the networks that support freight and logistics – and seeking views on whether we should include some of these types of projects in the Nationally Significant Infrastructure Projects regime.

 

Having ended the ban on onshore wind on our fourth day in office, we are also proposing to: boost the weight that planning policy gives to the benefits associated with renewables; bring larger scale onshore wind projects back into the Nationally Significant Infrastructure Projects regime; and change the threshold for solar development to reflect developments in solar technology. In addition, we are testing whether to bring a broader definition of water infrastructure into the scope of the Nationally Significant Infrastructure Projects regime.

 

And recognising the role that planning plays in the broader needs of communities, we are proposing a number of changes to: support new, expanded or upgraded public service infrastructure; take a vision-led approach to transport planning, challenging the now outdated default assumption of automatic traffic growth; promote healthy communities, in particular tackling the scourge of childhood obesity; and boost the provision of much needed facilities for early-years childcare and post-16 education.

 

Capacity and fees

 

I recognise that delivering on the above ambition will demand much from you and your teams, and your capacity is strained. We want to see planning services put on a more sustainable footing, which is why we are consulting on whether to use the Planning and Infrastructure Bill to allow local authorities to set their own fees, better reflecting local costs and reducing financial pressures on local authority budgets.

 

While legislative change is important, we also do not want to wait to get extra resource into planning departments – which is why I am consulting on increasing planning fees for householder applications and other applications, that for too long have been well below cost recovery. We know that we are asking a lot more of local authorities, and we are clear that this will only be possible if we find a way to give more resource.

 

It is also important that you are supported in the critical role you play when the infrastructure needed to kickstart economic growth and make Britain a clean energy superpower is being consented under the Nationally Significant Infrastructure Projects regime. I am therefore consulting on whether to make provision to allow host upper and lower tier (or unitary) authorities to recover costs for relevant services provided in relation to applications, and proposed applications, for development consent.

 

Social and affordable housing

 

Overhauling our planning system is key to delivering the 1.5 million homes we have committed to build over the next five years – but it is not enough. We need to diversify supply, and I want to make sure that you have the tools and support needed to deliver quality affordable and social housing, reversing the continued decline in stock. This is vital to help you manage local pressures, including tackling and preventing homelessness.

 

Within the current Affordable Homes Programme (AHP), we know that particularly outside London, almost all of the funding for the 2021-2026 AHP is contractually committed. That is why I have confirmed that we will press Homes England and the Greater London Authority (GLA) to maximise the number of Social Rent homes in allocating the remaining funding.

 

The Government will also bring forward details of future Government investment in social and affordable housing at the Spending Review, so that social housing providers can plan for the future and help deliver the biggest increase in affordable housebuilding in a generation. We will work with Mayors and local areas to consider how funding can be used in their areas and support devolution and local growth.

 

In addition, I have confirmed that the Local Authority Housing Fund (LAHF) 3 will be going ahead, with £450 million provided to councils to acquire and create homes for families at risk of homelessness. This will create over 2,000 affordable homes for some of the most vulnerable families in society.

 

I recognise that councils and housing associations need support to build their capacity if they are to make a greater contribution to affordable housing supply. We will set out plans at the next fiscal event to give councils and housing associations the rent stability they need to be able to borrow and invest in both new and existing homes, while also ensuring that there are appropriate protections for both existing and future social housing tenants.

 

As we work to build more affordable homes, we also need to do better at maintaining our existing stock – which is why I have announced three updates on the Right to Buy scheme:

 

  • First, we have started to review the increased Right to Buy discounts introduced in 2012, and we will bring forward secondary legislation to implement changes in the autumn;
  • Second, we will review Right to Buy more widely, including looking at eligibility criteria and protections for new homes, bringing forward a consultation also in the autumn; and
  • Third, we are increasing the flexibilities that apply to how councils can use their Right to Buy

 

With respect to the third point, from today we are removing the caps on the percentage of replacements delivered as acquisitions (which was previously 50%) and the percentage cost of a replacement home that can be funded using Right to Buy receipts (which was also previously 50%). Councils will also now be able to combine Right to Buy receipts with section 106 contributions. These flexibilities will be in place for an initial 24 months, subject to review. My department will be writing to stock-holding local authorities with more details on the changes, and I would encourage you to make the best use of these flexibilities to maximise Right to Buy replacements and to achieve the right balance between acquisitions and new builds.

 

Finally, I would like to emphasise the importance of homes being decent, safe and warm. That is why this Government will introduce Awaab’s Law into the social rented sector. We will set out more detail and bring forward the secondary legislation to implement this in due course. We also intend to bring forward more detail in the autumn on our plans to raise standards and strengthen residents’ voices.

 

Next phase of reform

 

The action we have announced today will get us building, but as I said to the House of Commons it represents only a downpayment on our ambitions.

 

As announced in the King’s Speech, we will introduce a Planning and Infrastructure Bill later in the first session, which will: modernise planning committees by introducing a national scheme of delegation that focuses their efforts on the applications that really matter, and places more trust in skilled professional planners to do the rest; enable local authorities to put their planning departments on a sustainable footing; further reform compulsory purchase compensation rules to ensure that what is paid to landowners is fair but not excessive; streamline the delivery process for critical infrastructure; and provide any necessary legal underpinning to ensure we can use development to fund nature recovery where currently both are stalled.

 

We will consult on the right approach to strategic planning, in particular how we structure arrangements outside of Mayoral Combined Authorities, considering both the right geographies and democratic mechanisms.

 

We will say more imminently about how we intend to deliver on our commitment to build a new generation of new towns. This will include large-scale new communities built on greenfield land and separated from other nearby settlements, but also a larger number of urban extensions and urban regeneration schemes that will work will the grain of development in any given area.

 

And because we know that the housing crisis cannot be fixed overnight, the Government will publish a long-term housing strategy, alongside the Spending Review, which the Chancellor announced yesterday.

 

We have a long way to go, but I hope today proves to be a major first step for all of us as we seek to put the housing crisis behind us. I look forward to working with you all, and am confident that together, we can achieve significant improvements that will benefit our citizens.

 

Yours sincerely,

RT HON ANGELA RAYNER MP

Deputy Prime Minister and Secretary of State for Housing, Communities & Local Government

/0 Comments/by