The Housing Forum North West Regional Conference Topical Debate - Greening the Existing Stock
31 January 2010 |
The Housing Forum's 2009/2010 series of Regional Conferences continued in Manchester on 20th January 2010. Our regular engagement with the housing industry involves monthly regional conferences across the English regions which take the temperature of member concerns. Greening the existing stock and priorities for attention was the focus of the Manchester debate.
The Guest Chair was Dave Neilson, Chief Executive of Fusion21 together with a specialist panel drawn up from regional industry experts:
- Andrew Percival - Sustainable Properties Consultant, Kinetics Group
- Louise Fletcher-Chard - Associate, EC Harris LLP
The North West perspective was introduced by Guest Chair Dave Neilson. Dave expressed his concern for leadership in the area of existing stock by referring back to the establishment of Fusion21 - originally termed "Project Cinderella" as the existing stock did not have the same "buzz" as new build. What is needed now is investment in the economy and in the skills required to install technological solutions. The whole housing industry needs to put strong messages across to all political parties on this issue using The Housing Forum's unique approach of Practical Best Practice and turning workable ideas into policy. Dave set out why this is important - we need to reduce fuel usage (mitigation) and we need to make the homes we have fit for energy reduction (adaptation).
Louise Fletcher-Chard was the first panellist to add her perspective. Her priorities are to find compelling and workable solutions. By 2050, we have to deliver zero carbon housing and 70% of the homes there will be in 2050 are already built with 28% of CO2 emissions down to housing. Talking to clients, their concern is to move to "Decent Homes Plus" (carbon neutral with sustainable solutions). With fuel costs becoming a significant issue, we should push practical solutions like "Smart Metering" which are visible, accessible, straightforward and give occupants "real time" choices.
It's not just the social housing providers who should do this, the private sector needs solutions - which strike the balance between education and investment.
Andrew Percival concluded the panelists' analysis. Andrew began by setting out the broad performance by tenure in SAP ratings, owner occupier - 50, Private rented - 48, RSL sector - 60, to emphasise the importance of measuring and understanding our starting point. Clients will have stock data but will need the assistance of contactor expertise to make the best choices for investment. Decent homes was a minimum energy efficiency approach but what is needed is "Whole House" solutions which could be started when refurbishing void properties - a "mini" energy audit to sit alongside the EPC which would help a step by step transition to low carbon. On the back of Decent Homes schemes, there is an opportunity to gear up for energy improvements by enhancing kitchen and bathroom fit outs. Annual inspections, by gas engineers and others are systematically gathering maintenance and property history information which should feed back into the property maintenance cycle. There are opportunities to access ERDF funds if clients go through collaborative organisations like Fusion21, who have embraced partnering.
The conference then debated the following issues
1. What is a good proposition to Government?
· Retrofit and the low carbon agenda are approached from too many different angles without cohesion or leadership.· The prime issue is that a body is needed to take the agenda and simplify it with key messages such as insulation and air tightness.
· There is a need for a roadmap in a sensible format.
· We should push for group at regional level to bring in local manufactures and employers in the energy economy.
· The leadership element is vital and should stem from the Government through Regions with Local Authorities brought in at CE and Board level to emphasise the non-environmental benefits such as jobs and ending fuel poverty.
2. Consortia working opportunities
· Existing consortium arrangements are already in place for a range of purposes so there is an opportunity to put the sustainability agenda through RSLs and their Consortia, not just for the providers but also through their supply chains.3. Learn from the retail sector
· In comparison to the retail sector, we don't understand energy "purchaser" behaviour and need to pick up on aspirations of people and what they are looking for.· What will drive the agenda will be the cost of energy.
· We are reliant at the moment and until 2030 on current stocks and are not buying into the carbon agenda and sustainability.
· Could we be making choices between heating and eating?
· People need to know the guarantee of payback and what their investment gives them
4. Skills challenge
· People are leaving the industry causing a skills shortage.· We need to send a message to Government to say that we need people in place.
· Need to know where the focus will be.
· Organisations are reluctant to train people until they know where the focus will be.
· The construction industry can be a "solutions provider"
5. Housing Forum Work - lots of good conclusions from Demonstration Projects, but long term solutions needed
· Solutions are needed to ensure we give confidence to make ongoing maintenance standard.· Pilots have been done but lack built-in maintenance to support the technologies
6. Step by step approach
· An incremental approach is needed - the technology is at too advanced a level and we would make more progress by committing to universal overarching solutions7. Procurement exercises for good sustainability ideas - how often are contractors and suppliers being given a challenge.
· Product selection process are not advancing the technology· Clients could do more to encourage innovation
· Are clients too reluctant to remodel existing arrangements?
· Industry is waiting for the client sector to expand so that they can see where their market is going. Kirklees and Black Country HA are two leading groups in taking this forward.
· Water management and waste management also have to be part of the package of solutions.
· Smart meter fitted and does work.
8. Raising awareness through Boards who have resident representation
· More likely to respond to a retrofit agenda
9. A vision for "Retro-fit"?
· Is the reality that the general population don't understand the retrofit terminology?
· We have to create a vision and bring all the various pilots together if we are to make a real difference but currently other countries are beating us to it
The Housing Forum is grateful to all participants in this debate
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