Enhancing cooperation toprovide quality homes for all

October 2020

Creating aHousing Visionfor theThames Valley

"The outbreak of COVID-19 has affectedthe economic and social lives of the entirenation. With so many people spendingmore time at home than ever before, wehave come to know our homes, gardensand local parks more intimately.

For some this has been a welcomeopportunity to spend more time in theplace they call home with the people theylove. For others – those in small,substandard homes, those unable to walkto distant shops or parks, those strugglingto pay their rent, or indeed for those whodo not have a home of their own at all"

Secretary of State, Rt Hon Robert Jenrick MP, Planning for the Future,August 2020

Housing was one of the most important topics in the Thames Valley prior to theCovid-19 crisis. Since the virus, the issue has become more complex and critical tohow people live their lives given the increased time spent at home.

‘Creating a Housing Vision for the Thames Valley’ sets out the key issues regardinghousing in the region with ideas and suggestions for working together to achievequality homes for all.

This is a think piece designed to help shape and inform the debate on housing in theThames Valley, between key stakeholders such as Local Authorities, regional basedindustry, and wider organisations.

This report has a series of ideas and suggestions which Thames Valley Forum will seekto take forward alongside Local Authorities and industry in a newly formed ‘ThamesValley Housing Group’ to make a real, positive and practical difference to the livesof residents in the region.

The Thames Valley is defined by Thames Valley Forum as Berkshire, Buckinghamshire(not including Milton Keynes), Oxfordshire, Swindon and the M3 corridor fromBasingstoke to the M25.

This outline report highlights areas where practical action can take place to ensurewe deliver ‘quality homes for all’ and provide major beneficial outcomes for currentand future residents of the Thames Valley, and the agencies who implement thepolicies and developers who build the homes.

Welcome

Lichfields - research partneris the pre-eminent planning and development consultancy in theUK. Our Thames Valley team offer an intelligent and distinctiveapproach to planning and development which sets our businessapart.

The Thames Valley is an area with substantial developmentopportunities. Our highly motivated staff enjoy identifyinginnovative solutions to drive forward projects on behalf of clientsin this economically vibrant part of the country.

Willmott DixonOur purpose is to deliver brilliant buildings, transform lives,strengthen communities and enhance the environment so our worldis fit for future generations.

Willmott Dixon is a privately-owned contracting and interior fit-out group. Founded in 1852, we are family run and dedicated toleaving a positive legacy in our communities and environment.

We've a purpose beyond profit - that the energy, passion andcommitment of our people can strengthen society's well-beingbeyond the buildings we create.

Silva HomesSilva Homes is an independent, not-for-profit housing association,responsible for over 6,500 rented properties, 1,000 homeownersin south-east England. Our rent, leasehold, shared ownership,independent living and extra care homes give over 14,000people an affordable home to call their own.

Our vision is to be trusted for the quality of our homes and theservices we provide.

PartnersThames Valley ForumThames Valley Forum is known as ‘The Think and Do Tank' for theregion.

Thames Valley Forum is passionate about the region having asuccessful future economy that is ‘Green, Inclusive and Vibrant’ asset out in the New Thames Valley Economy Charter.

We exist to help to address thematic and cross boundary issuesby joining up dots between local areas and ecosystems to supporttheir growth and development in both policy and practical ways.

Thames Valley housingissues include...

Affordability

Protectingnatural

environment

Environment Placemaking

Associatedinfrastructure Homelessness

Quality of life Economy

Housingstandards

Constructionskills shortage

Socialinclusion

Ageingpopulation

The purpose of a housing vision must go beyond a consideration of new housing numbers.

Currently the top down formula is being reviewed by Government and a number of Covid-19 and macro-economic factors may have a short-, medium- or long-term impact on ourfuture requirements.

There are some suggestions that new housing requirements may increase while otheraspects might dampen future demand.

The Thames Valley housing vision therefore needs to have the aim of “Providing QualityHomes for All”.

These can be grouped under our titles of ‘The Right Location’, ‘Quality, Green, Inclusive’,‘Quality Construction’ to be addressed in turn.

Quality homes for all

1. The right locationIncluding placemaking, joined-up strategies and re-purposing land

2. Quality, Green and InclusiveConsidering requirements, standards, the environment and catering for all insociety

3. Quality ConstructionHow we can best use innovative methods of housebuilding

QUAL I TY HOMES FOR AL L

1. Holistic approach to land use across the region which recognises the need towork together to encourage local plans to relate to each other and that crossboundary views on identifying areas of growth, renewal and protection areconsidered to the benefit of all including how we re-use land across the region

2. Aspiring to raise standards for quality of new housing, and best practiceincorporated into placemaking

3. Work to make the region’s homes environmentally friendly by exchanging ideasand success stories in construction, design, retro-fit and other green initiatives

4. Provide a forum to discuss how local authorities and charitable agencies canmeet the challenge of homelessness and vulnerable people

5. Collaboration across local authorities to attract finance to fund developmentacross the region

6. Share best practice and projects that are beacons for sustainable growthincluding Modern Methods of Construction

I DEAS AND SUGGEST IONS

The report concludes with these ideas and suggestions which Thames Valley Forum will takeforward by launching a new Thames Valley Housing Group, whilst also considering thewider issues that impact housing such as the economy, transport and skills in future reports.

Ideas and suggestions

Contents

The Thames Valley Housing Marketby Lichfields

The right location1

Ideas and suggestions overview and nextsteps

References and interviews

Quality instruction3

Quality, Green, Inclusive2

The ThamesValleyHousingMarket byLichfields

The following pages have been provided by Lichfields to help set the context for housingin the Thames Valley.

Following this context setting the report will consider the key issues for ensuring qualityhousing for all with ideas and suggestions for working together.

Wider contextThe Thames Valley (as defined in the Welcome section of this report) is a sub-region ofjust over 2.65 million people and is one of the most economically important sub-regionsin the UK.

The Thames Valley is a diverse area with a wide mix of densely populated towns andcities combined with important landscapes including a number of Areas of OutstandingNatural Beauty as well as land within the Green Belt. Its transport links and proximity toLondon provide access across the region, to the rest of the UK and internationally.

Figure 1 – Sub-regional context

The Thames ValleyHousing market

People and jobsThe Thames Valley 2.65 million residents live in 1.06 million households. The largestauthority by population is the newly formed Buckinghamshire Unitary Authority with over540,000 residents[1]. The regions three main urban areas – Slough, Reading and Oxford– each contain around 150,000 residents (Figure 2).

Over the next 10 years the latest (2018-based) ONS household projections expect thenumber of households in the Thames Valley to grow by 6,700 per year, or 6.3% (Figure 3).Vale of White Horse is expected to see the fastest growth in households, of over 14%,meanwhile slower growth is projected in urban areas.

[1] Formed of Wycombe, South Bucks, Chiltern and Aylesbury Vale

Figure 2 – Current population by local authority (2019) (Source: ONS Mid-YearEstimates) and Figure 3 – Projected household growth rate by local authority(2019-29) (Source: ONS 2018-based Household Projections)

GDP per head in the Thames Valley is £41,700 compared with the national average of£32,900 nationally. It is typically higher in the Berkshire authorities, exceeding £50,000in Reading, Slough, West Berkshire and Windsor and Maidenhead, as shown in Figure 4.

Figure 4 – GDP per head (2018) (Source: ONS)

Reflective of its economic status, the Thames Valley has a high proportion of residentsemployed in the highest socio-economic occupations – NS-Sec[2] groups 1 and 2 - whichincludes e.g. Directors of organisations, armed forces officers, senior governmentofficers, medical practitioners, teachers and journalists. Across the Thames Valley 39% ofresidents are employed in these types of occupation compared with 31% nationally (theonly authority where the rate is lower than the national average is Slough, at 26%). Thehighest concentration of residents working in these occupations are found in Wokinghamwhere 48% of residents are in the highest socio-economic occupations, along with Hartand Windsor and Maidenhead (both 46%) (Figure 5). This is also reflected in residentearnings; across the Thames Valley average resident earnings per authority are £34,500compared with £29,900 nationally. Earnings in the Thames Valley range from £30,000 inSwindon to £40,400 in Wokingham (Figure 6).

[2] NS-Sec – National Statistics Socio-economic Classification, which is used to classify occupations according to employment relations and conditions ofoccupations. These are used to show the structure of socio-economic positions in societies.

Figure 5 – Percent of residents employed in Ns-Sec Groups 1 and 2 (Source: Census 2011)and Figure 6 – Resident based earnings (2018, median annual gross earnings for full-timeworkers) (Source: ASHE)

Housing

Despite its high income levels, housing affordability remains an acute issue within theThames Valley; it contains some of the least affordable authority areas in the countryoutside London. On average across the authorities house prices are 10.3 times localworkplace earnings, compared with 7.8 nationally. The affordability ratio is highest inWindsor and Maidenhead where median house prices are nearly 14 times local earnings.House prices exceed 10 times earnings in a number of other authorities includingCherwell, Oxford, South Oxfordshire, West Oxfordshire, Wokingham, Hart andBuckinghamshire (Figure 7).

Similarly the region sees some of the highest monthly rents in the country outside London,with average rents of nearly £1,000 across the authorities compared with £700nationally. Rents are highest in Oxford at nearly £1,400 per month and in Windsor andMaidenhead of £1,200 per month (Figure 8).

Figure 7 – Median workplace-based affordability ratio (2019) (Source: ONSAffordability data) and Figure 8 – Median monthly rent (2019/20) (Source: ONS PrivateRental Market Statistics)

Affordability issues in the Thames Valley are also evident from number of households onthe housing waiting list, which stands at 34,000 as of 2019, an average of just under2,300 per authority (Figure 9). As a rate across the sub-region this equates to 32households per 1,000 being on the housing waiting list which is lower than the nationalaverage of 50 per 1,000 households, although there are some authorities where this ishigher than the national average (e.g. Basingstoke and Deane – 58 per 1,000 and WestOxfordshire – 53 per 1,000) (Figure 10).

Figure 9 – Number of households on the housing waiting list (2019) (Source: MHCLG) andFigure 10 – Number of households on the housing waiting list per 1,000 households (2019)(Source: Lichfields based on MHCLG/ONS)

The Thames Valley currently contains 1.1 million homes and in the last 5 years the ThamesValley authorities have delivered an average of 13,000 homes per year (Figure 11); thisexceeds the 11,800 homes per year currently planned for in current Local Plans, albeitthere is no current plan requirement in Windsor and Maidenhead (Figure 12).

Current local plan progress across the Thames Valley is varied. Hart and Oxford havethe most up-to-date local plans, both adopted in 2020, meanwhile a number ofauthorities have plans which pre-date the 2012 NPPF (e.g. Slough, Bracknell Forest,Wokingham). There are also a number of plans currently undergoing examination whichare at various stages of the process (e.g. Aylesbury Vale, South Oxfordshire). Thetransitional arrangements for the new Buckinghamshire Council require a new plan forthe whole area to come forward within the next five years. Figure 11 – Net additional dwellings delivered per year (5 year average) (Source:MHCLG Live Table 122) and Figure 12 – Current annual local plan requirement (Source:Lichfields analysis)

Under the proposed method for assessing housing needs set out in the Government’sconsultation on forthcoming changes to the planning system[3] the Thames Valleyauthorities would need to plan for a collective total of 15,900 dwellings per year (anaverage of over 1,000 homes per year per authority); as a rate of growth this equates to1.43%, compared with 1.37% for the rest of the country.

Figure 13 shows a breakdown by local authority, which would require over 1,600 homesper year in Wokingham and over 1,400 homes per year each in Vale of White Horse andSwindon. The newly formed Buckinghamshire Unitary Authority would need to plan for justover 3,000 homes per year.

However we still await the Government’s housing requirements (which take into accountconstraints and supply factors) which may results in different figures. Notwithstandingthis, Government has made clear that it wants to see homes built in areas of highestdemand (as indicated by poor or worsening affordability) and therefore pressures onhousing in the Thames Valley will remain.

[3] Seehttps://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/907215/200805_Changes_to_the_current_planning_system_FINAL_version.pdf

Figure 13 – Proposed standard method (need) figure (Source: Lichfields analysis)

Despite uncertainty brought about by the Covid-19 crisis, housing pressures in the ThamesValley are likely to remain. Although the area performs well economically with aboveaverage indicators in terms of occupation levels, earnings and economic output, itcontains a diverse employment base and is not immune from affordability issues,particularly affecting those on the lowest incomes who continue to have difficultlyaccessing housing which is affordable.

The region will also be affected by wider factors, namely pressure from the out-migrationof London residents. The Capital has historically failed to meet its housing need and islikely to continue falling short in the future. This places pressure on areas in the widersouth east within good reach of London – in particular the Thames Valley – those movingout of London often have greater purchasing power, which can then displace localworkers due to rising house prices. This could be exacerbated in the future by changingdemands as a result of Covid-19, which could see higher demand from people seeking tomove out of cities in search of space.

Research conclusions and themes to addressHousing pressures in the Thames Valley are well-documented and continue to beevidenced through poor housing affordability, high private rental costs and significantdemand for all forms of affordable housing. The region has seen and is forecast tocontinue to require high levels of housing growth – notwithstanding Covid-19 – but todate local plan progress is patchy and there is little in the way of an overarchingeconomic or housing strategy.

The Thames Valley is a key economic area for the country and this economic successdrives demand for a wide range of housing types; homes that need to be in the rightlocation to support economic growth and which are accessible to people on a range ofincomes. The ongoing challenge for the housing industry (public and private) and localauthorities is to oversee the delivery of this housing (across all tenures), as well as thenecessary infrastructure, in the context of policy and environmental constraints, includingthe Green Belt and Areas of Outstanding Natural Beauty.

1. Therightlocation

1.1 Joined up vision1.2 Re-using space1.3 Placemaking

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Any housing vision needs to relate to awider strategy for an area interlinkedwith economic development andtransport strategies, all informed by aset of values for the people who livehere. Thames Valley Forum’s ‘ThamesValley Future’ Green Paper highlightedthe need to better connect the region’stowns and the body will pick up thesewider issues in future reports to add to aholistic vision of what the Thames Valleymight aspire to be in the future.

Aligning visions as well as practicalaspects can produce real benefits, suchas when considering the proposals in thePlanning White Paper to identify areasas Growth, Renewal and Protection.

Joined up thinking beyond LocalAuthority boundaries could identifyagreed corridors for ‘growth’ and‘renewal’, with a balanced proportion of‘protection’.

With less joined up thinking the regioncould be unbalanced in its designationof use of land or perhaps a quilt work ofdisjointed areas that make little sensewhen considered from above localboundaries.

Examples of creating joint localhousing strategies

OxfordshireThe Growth Board is a joint committeeof the six councils of Oxfordshiretogether with key strategic partners.Following an extensive public review in2020, the Board has adopted a newpurpose which includes housing.

In Oxfordshire there is a “Joint HousingDelivery Strategy” between SouthOxfordshire District Council and Vale ofWhite House District Council – part ofa wide range of joint initiatives betweenthe authorities

BerkshireIn 2016 a “West of Berkshire SpatialPlanning Framework” was createdbetween Bracknell, Wokingham,Reading and West Berkshire LocalAuthorities alongside the Thames ValleyBerkshire LEP. This followed a Berkshire(including South Bucks) ‘StrategicHousing Market Assessment’.

The principles involved in this conceptare strong and the collaboration areascould be further widened out in future.

1.1 Joined up vision1

Providing a strategic view on re-using retail and commercial space to ensure thatappropriate housing numbers are achieved in the region whilst retail and officespace is provided for rather than having each area make either major moves or nomoves at all into re-purposing into residential leading to imbalances.Ensuring conversions into residential use is carried out to a high standard.

There will always be a challenge in finding suitable land for new developments given thevarious competing interests which have beset planning and development exacerbatingthe current housing crisis.

In recent years land has been at a premium throughout the economy, but changes to highstreets, retail parks and commercial office space have been accelerated duringlockdown and we now have areas of the built environment that are likely to reduce theirfootprint requirements in the coming years.

These spaces have the potential to make sense for redevelopment into housing which willin turn provide extra benefits such as on-site customers for retail and more vibrantbusiness parks.

Recent announcements from the Government have widened permitted developmentopportunities for further residential development as well as requiring it to meet nationalspace standards.

The challenges as well as opportunities that exist here for a regional approach include:

Local Authorities have a potential key role to play as well via housebuilding and also asan enabler with land release and grants.

1.2 Re-using space

Development of 48 affordable homes (12 apartments and 36 houses) for SwindonBorough Council at Sussex Square saw Willmott Dixon win two top accolades atthe LABC West of England awards. This complicated regeneration project whichnot only involved working around live existing businesses but also an adjacentnew build retail development and an existing housing estate whilst closing anddiverting existing roads as part of the two stage development. At all times thecommunity were fully engaged whilst providing high quality affordable housingdelivered on time to both phases and to within the clients agreed budget.

SUSSEX SQUARE , SWINDON

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Placemaking is about turning residential areas into communities. Communitiesthat are cohesive within themselves and their surrounding areas.

New housing areas that are created either through new developments orrepurposing need to have sufficient consideration for the provision of amenitiesand create vibrant and healthy new communities.

1.3 Placemaking

Dee Park transformed a 40-year old residential estate development into anexciting new living environment; the result of a long and carefully consideredconsultation with local residents, the community and Reading Borough Council.The new 32-hectare estate has been delivered through The Dee Park Partnership,a joint venture between Willmott Dixon and Catalyst Housing. This multi-phaseestate regeneration will create a range of quality, contemporary-styled privateand affordable homes over a nine-year period.

Plans for the scheme included 763 new homes, of which 281 (37%) were foraffordable rent, and 482 for sale. There will also be a new community hub, anexemplar two-form entry primary school, and extra care facility, open spacesand play areas, and shops.

DEE PARK , READ ING

Aspiring to raise standards for quality of new housing, andbest practice incorporated into placemaking2

Holistic approach to land use across the region whichrecognises the need to work together to encourage localplans to relate to each other and that cross boundary viewson identifying areas of growth, renewal and protection areconsidered to the benefit of all including how we re-useland across the region

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Ideas and suggestions

1

2.Quality,GreenandInclusive

2.1 Green2.2 Housing types and mix2.3 Housing options

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The environmental impact of construction and developmentThe green qualities of new housing stock, such as their energy efficiency, solar panelsand electric vehicle charging capabilityRetro-greening existing housing stock and carbon neutral ambitions

The housing of the future needs to be as environmentally sustainable as possible. ManyLocal Authorities have declared a climate emergency and housing can play a major rolein meeting ambitious climate targets.

For housing we need to consider:

There are plenty of examples of best practice and ideas around the region and beingsupported by government.

2.1 Green

While this initiative is beyond housing, it does highlight how funds can be raisedfor investment.

“The council will be offering residents and community groups an opportunity toinvest directly with them to help build a greener future for the district.Individualsboth in and outside of West Berkshire will be able to invest from as little as £5 tosupport specific projects that align with the council's declaration of a climateEmergency in July 2019 and its Environment Strategy. These will include projectssuch as installing rooftop solar panels on a building at Greenham Common andon local schools.

In return for supporting the council's aims to become carbon neutral by 2030,investors will receive a long term, low risk return.

A Community Municipal Investment (CMI) is a bond or loan mechanism issued bya council directly to the public. It will be provided in partnership with the onlinecrowdfunding platform Abundance Investment, which is regulated by theFinancial Conduct Authority.

CMIs can be used to supplement, diversify or replace sources of borrowing tofund specific infrastructure projects, or to refinance existing debt.”

WEST BERKSH IRE COUNCI L

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Willmott Dixon is targeting that all newbuild and refurbishment projectsdelivered from 2030 will be net zerocarbon in operation under its new 2030sustainable development strategy, ‘Nowor Never; our decisive decade.’The strategy also sees the companypledge that its own operations will bezero carbon in ten years’ time and isaiming for its supply chain partners tobe net zero carbon in operation by2040.

Willmott Dixon has been a net zero orcarbon neutral business since 2012, withall unavoidable carbon emitted eachyear being off-set by investing in high-quality carbon reduction projects acrossthe world, while reducing carbonemissions intensity from its ownoperations by 61% since 2010. ‘Now orNever’ will see the company cut alloperational carbon emissions to zero by2030.

The new strategy is underpinned by theScience Based Targets initiative (SBTi),which has approved Willmott Dixon’semissions reduction targets as being inline with an overall need to limit aglobal temperature rise to 1.5°C abovepreindustrial levels to prevent the mostdamaging effects of climate change.

100,000 trees to be planted by20301,000 people who face majorbarriers to finding work will besupported in finding long-termcareersAll buildings and majorrefurbishments will be delivered withnet zero embodied carbon by 2040(with a net reduction in embodiedcarbon of 55% by 2030 comparedto business as usual in 2020)Improving the lives of 100,000people through a series ofinterventions by Willmott Dixonpeople major barriers to findingwork

The ‘Now or Never’ strategy is split intothree themes, Brilliant Buildings, BuildingLives and Better Planet, which reflectWillmott Dixon’s aim to deliver lowcarbon products, protect, nurture andenhance the environment, create betterlife opportunities for people and leavea positive legacy for future generationsto benefit from.

Other targets in the strategy include:

‘Now or Never’ Willmott Dixon’sambitious approach

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While refurbishing and reconfiguring the interior of an existing building for modern use,there is an opportunity to embed a wealth of sustainable building practices to improvethe energy performance of the building, lowering the lifetime costs for the user.

An example is the London Screen Academy. Completed in 2019, Willmott Dixon’sInteriors business created a new headquarters in a rejuvenated 1930s, north Londonbuilding, providing a school for world-class vocational film and industry training for 17to 19 year-olds.

Retaining existing design features

Combining refurbishment with new-build elements, the project carefully repurposed asmuch of the existing structure as possible and incorporated elements that retained itsheritage as well as enhancing energy performance.

The design of the external facade was changed without compromising the uniquecharacteristics of the original building. For example, the external windows werespecially selected to meet technical requirements for energy performance and thermalcomfort, while retaining the authenticity of a 1930s warehouse.

Implementing sustainable technologies Simon Tranter, head of sustainability at WillmottDixon Interiors, says: “Refurbishment projects are an ideal opportunity to embedsustainable technologies. At London Screen Academy, we used the BREEAM Non-Domestic Refurbishment and Fit-Out 2014 standard.”

A key aspect was a heating system that makes use of passive heat recovery, usingoutdoor air to cool the building where possible. Further low-carbon technologiesinclude 100 percent LED lighting throughout the building, with additional daylightdimming functionality and presence detection. Extensive electricity, water and gasmetering was installed and is monitored by the building management system so thatdata can be analysed to further optimise energy use. The building’s roof has a greenarea to enhance biodiversity and solar PV panels to generate renewable electricityand export back to the national grid. This achieves cost savings and improvesoccupancy wellbeing, all while retaining the building’s existing character.

Refit to increase efficiency2

Adopting a sustainability standardEnsuring your building has a low-carbonspecification means adopting arecognised standard during the designthat can be delivered at construction.The BREEAM methodology is perhapsthe most recognised certification,having been integrated into buildingpractices since the early 1990s.However, the ultra energy-efficientPassivhaus standard is increasinglysought to achieve a high sustainablebenchmark on new buildings.

Developed in Germany in the late 1980s,the use of Passivhaus has started toincrease in the UK as an internationalstandard for buildings that deliversuper-high energy efficiency andimpressive occupant comfort.

Crucially, to achieve certification,everything must be built exactly asdesigned to ensure performance in usemirrors the design model and targets.

Passivhaus methodology embraces a“fabric first” approach to design andconstruction, to optimise the building’sfabric so that energy efficiency isachieved passively without artificialintervention.

Typical fabric elements include extrathick insulation in walls, floors and roofs;triple glazing on windows and doors;and an exceptionally airtight envelope– approximately 14 times therequirements of building regulations. Thisexceptional insulation and airtightnessmeans heat leakage through windows,walls, floor and roof is prevented.

Another aspect of the standard is airquality and thermal comfort. EachPassivhaus building must have a highlyefficient mechanical ventilation heatrecovery (MVHR) system, which controlsand optimises internal air quality andtemperature. In addition, all ‘free’heat – such as from daylight, peopleand equipment – is recovered and usedto heat incoming, cooler, fresh air (inwinter mode). This means the heatingsystems should only be needed on thecoldest of days, keeping energyconsumption extremely low.

Energy Superhub in Oxford providingSmart Renewable HeatingThe Energy Superhub Oxford is a threeyear project led by a consortium of sixpartners including public, business andacademic organisations focused onlowering Oxford’s carbon emissions.

The heating project is backed by UKResearch & Investment and will pilotwith 60 homes connecting local energysystems to ground source heat pumps.

Green Homes GrantsThe government will provide a voucherworth up to £5,000 or £10,000 to helpcover the cost of making energyefficient improvements to your home.

Improvements could include insulatingyour home to reduce your energy use orinstalling low-carbon heating to lowerthe amount of carbon dioxide yourhome produces. This initiative requiresthe voucher to be redeemed andimprovements completed by 31 March2021.

Environmental best practice andinnovation

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The major issues of the day are having an impact on thinking regarding the nature ofhousing requirements.

Covid-19 and the lockdown has underlined the need for outdoor space for all andprivate areas within busy and shared households.

These issues in part relate to numbers of houses available, but also to the quality andsize. New houses built today need to be around in 100 years from now.

The Stirling Prize in 2019 was awarded to an Affordable Housing development inNorwich with the comment from the judges that ‘these desirable, spacious, low-energyproperties should be the norm for all council housing’.

Family HomesThe Thames Valley has always been a popular choice for those people at the stage oflife to grow families who look for quality, family friendly housing.

ElderlyThe demographics of the UK mean that the “Baby Boomers” are now pensioners andcreating a much higher demand on quality accommodation for elderly people.

Extra Care Housing - the provision of Care Homes is one aspect, but with older peoplebeing healthier than ever their requirements are always changing and there are manyrequirements before Care Homes are required such as wheelchair access, supportedliving and retirement villages.

The affordability issues in the region coupled with increased life expectancy means theaccommodation offering for elderly residents need to be a key consideration.

AccessibilityOne of the largest group on council waiting lists is due to medical and disabilityrequirements.

There are also other parts of society where residents have physical or mental healthconditions who want to live independently but require extra support.

2.2 Housing types and mix2

Rough SleepingThis has been on the increase in our region in recent years and there is a danger offurther increases given expected rises in unemployment. It has been a particular issuesince Covid-19 as those people that were the hidden homeless ‘sofa surfing’ have notbeen able to stay in other people’s homes so easily.

Help for homeless2

The Next Steps Accommodation Programme provided welcome support forhomeless people through the pandemic and it has been extended. The ChiefExecutive of St Mungo’s commented in the press release that “We have seen whatcan be achieved when we work together. Going forward we want to work withgovernment and partners on longer term solutions and hope that thehomelessness review for a long term strategy will begin this autumn.”

NEXT STEPS ACCOMMODAT ION PROGRAMME

Housing First is an attempt to break the cycle of homelessness and unemploymentby providing housing and support. The concept has been initiated in Reading andWest Berkshire with some success. This includes the provision of ‘container’housing, which is explored later in the report.

HOUS ING F I RST

The use of standard components as acrucial element in improving speed andreliability is long established in otherindustries such as automotive andelectronics. This approach is lessprevalent in the construction sector, butacross Willmott Dixon projects this ischanging. Stuart Kerr, Willmott Dixonoperations director, says the recentlycompleted project to build 300 homesacross 14 sites for Doncaster Councilshows the benefits standard productsand processes can bring.

“Although the project was acrossmultiple sites we still had to ensure aconsistency of finish. Using the uniqueWillmott Dixon Yellow Book of standardelements ensured we gave DoncasterCouncil reliable prices, and a palette ofmaterials and products that allowed usto respond to any variations as theyarose.’

Kerr adds: “The Yellow Book approachensured certainty and speeded thingsup. It gave consistency of quality andensured we were well prepared for laterphases.” This approach certainly chimedwith that of Doncaster Council as it hadalready worked with its own in-housearchitects to produce eight ‘standard’house types that it wanted to use.

Charlotte Johnson, housing programmemanager at Doncaster Council, says:“We wanted to build to an excellentquality and needed a contractor to helpus deliver this. Our key aim was to buildhomes that looked like housing for saleand that people wanted to live in. I thinkwe’ve definitely achieved that!”

Steve Cook is product improvement andinnovation manager in Willmott Dixon’ssector leading National Product Team.He says the potential of a standardapproach in the housing sector isenormous: “On large projects, if youdon’t think things through, like bathroomsat a central level, you can end up withhardly any repeats and therefore nobenefits from standardised componentsand processes.”

He adds: “It is the same with somethinglike concrete columns. These can oftenvary, but the message to our designers isthey all need to be the same so wecan maximise the opportunity to docomponents off-site.”

Value for customers – DoncasterCity Council case study

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The UK housing market is evolving to provide more subtle and tailored options ratherthan the binary choices between buying and renting and market or ‘affordable’.

There needs to be an affordable – in the widest sense – option for every part ofsociety, reflecting the needs of people throughout the wage spectrum.

This may include:

First HomesA new initiative as part of Affordable Housing that focuses on specific criteria toattract first time buyers from the local area providing discounts of 30% of market value.

Build to RentThere are many current developments under ‘Build to Rent’ in the Thames Valley wherehousing is created with a view to rent rather than to sell. The core market is for youngprofessionals, but it can be appropriate for elderly residents, students, and potentiallyfamilies.

Community HousingThis is when local residents set up a body to develop and manage homes. This allowsthem to look after their own local area including ensuring the affordability of theproperties.

Co-LivingBuildings designed to have shared facilities for residents. These were becoming morepopular before the lockdown and may have a role to play in the future.

2.3 Housing options2

Ideas and suggestionsWork to make the region’s homes environmentally friendly byexchanging ideas and success stories in construction, design,retro-fit and other green initiatives3Provide a forum to discuss how local authorities andcharitable agencies can meet the challenge of homelessnessand vulnerable people4Collaboration across local authorities to attract finance tofund development across the region5

3.Qualityconstruction

3.1 Innovation in construction3.2 The challenge3.3 Productivity

“When we build, let us think that webuild forever.

Let it not be for present use alone. Letit be such work as our descendants willthank us for.”

The words of John Ruskin as quoted by Rt Hon Robert Jenrick MP,Secretary of State for Housing, Communities and Local Government ina speech given at the Creating Communities Conference 2020.

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Being a much less carbon intensemethod of constructionLess intrusiveEfficient use of people and skillsgiven the declining number of skilledconstruction workersIncreased speed of build outEnsures a consistency in quality anddesign which can be quicklyapproved and then applied to alarge number of units.

The region has a clear requirement foradditional quality homes across the fullrange of housing mix. These will bemade up from new developments andrepurposing existing sites.

These challenging numbers can be bestachieved by adopting innovative newmethods, sometimes described asModern Methods of Construction(MMC). If done right, MMC can have thebenefit of: Prefabricated

ModularVolumetricKit homes

MMC has become a catch all phrase todescribe positive innovation in thebuilding of new housing, but within thetopic there are key enablers to providelarge numbers of good quality, greenand affordable housing.

Tacit Homes blog on “So what exactly isa prefab home” identifies the followingtypes of MMC housing:

However there are challenges toadopting MMC and carefulconsideration needs to be given toensure these do not create moreproblems for future generations.

3.1 Innovation in Construction

Swindon is home to The National Self Build & Renovation Centre which is a‘permanent visitor centre designed specifically to meet the needs of self builders,renovators and home improvers’. They aim to ‘inspire, educate and provideimpartial advice’.

NAT IONAL SE LF BU I LD & RENOVAT ION CENTRE

Reading Borough Council have used MMC to provide 28 new homes for thosepeople who were previously homeless. The units in Lowfield Road, Caversham, aredescribed as ‘temporary accommodation’ and passed planning in 2016, despitesome objections.

MMC PROV ID ING HOMES FOR HOMELESS

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·“Calling something prefab does notnecessarily mean it is well made -many factories still rely on themanual skills of individuals on aproduction line. Factories like to produce fairlystandardised products - this can limitthe overall design options availableto a customer.Delivering large components to sitescan present logistical challenges -not all sites can have a crane getclose enough.There is a lead time - although workon site might be shorter, there is theproduction time in the factorybeforehand to consider too.Higher cost - factories haveoverheads and need a constantoutput to remain efficient, which canresult in charging the customermore.”

The potential issues that Tacit Homesraise in their understanding of the sectorinclude:

Tacit use digital manufacturingtechnology to overcome thesechallenges, comparing their products tomodern car production with quality andbespoke design incorporated.

AccreditationSecuritisation of assetsThe planning systemProcurementCollecting data on evidence ofMMC

The barriers to MMC have included

The Government leadership has beenforthcoming, but progress is stillrequired.

MMC can become a success and areality and the region has everypotential to benefit from the good itcan bring, but it will require acoordinated and collaborative effort.

Stakeholders could share potentialMMC development pipelines andprocurement.

Industry players can be encouraged tocollaborate on Intellectual Property andharmonisation of standards.

33.2 The Challenge

Willmott Dixon’s approach to Increasing productivity

Increasing productivity is an ideal means of ensuring more homes are built. But thegrowing shortage of skilled tradespeople and rising prices means that delivering top-quality homes within budget is easier said than done. So how is Willmott Dixonapproaching this challenge? The project to construct 194 build-to-rent homes withCubex at Finzels Reach in Bristol provides some answers.

“Ensuring we are as productive as possible is paramount to achieving top quality,” saysJohn Boughton, deputy managing director in the South West for Willmott Dixon. “Whathas allowed this is the strength of our working relationship with Cubex, as well as our useof technology and the focus of our people to work with our supply chain.”

He champions the use of technology such as the unique Field View project managementtool, which was developed by Willmott Dixon. It allows feedback from site inspections tobe relayed automatically to the relevant supplier or operative and acted onimmediately. Boughton explains: “The use of Field View means any issues are capturedand rectified as soon as possible. It is very effective at ensuring a more efficient projectand, ultimately, a better building.”

Another issue that can undermine the best-laid project plans is a shortage of skilledworkers. This is a pan-industry concern, but an important part of the Willmott Dixonresponse has been its investment in training the next generation of skilled constructionworkers. For instance, at the mixed-use Limelight project in Trafford, Willmott Dixonworked hard with its customer Trafford Housing Trust and community partners to provide98 weeks of on-site training to local people; 29 new job opportunities; and CSCS cardsfor 18 ex-military or ex-offenders, in partnership with employment charity Clean Start.

3.3 Productivity

Ideas and suggestions

The recommendation is for the Thames Valley housingcommunity to come together to ‘share best practice andprojects that are beacons for sustainable growth includingModern Methods of Construction’.

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Ideas andsuggestionsoverview andnext steps

1. Holistic approach to land use across the region which recognises the need towork together to encourage local plans to relate to each other and that crossboundary views on identifying areas of growth, renewal and protection areconsidered to the benefit of all including how we re-use land across the region

2. Aspiring to raise standards for quality of new housing, and best practiceincorporated into placemaking

3. Work to make the region’s homes environmentally friendly by exchanging ideasand success stories in construction, design, retro-fit and other green initiatives

4. Provide a forum to discuss how local authorities and charitable agencies canmeet the challenge of homelessness and vulnerable people

5. Collaboration across local authorities to attract finance to fund developmentacross the region

6. Share best practice and projects that are beacons for sustainable growthincluding Modern Methods of Construction

I DEAS AND SUGGEST IONS

The ideas and suggestions are achievable by those within the region working together.

Thames Valley Forum will work with all of the partners involved in this report to create aThames Valley Housing Group, involving all parts of the region, public, private and thirdsector, to take forward the recommendations of this report which are:

Ideas and suggestionsoverview and next steps

Referencesandinterviews

The following items have been referenced in the report or indirectly helped to informunderstanding of issues involved.

Organisation and Topic (hyperlinked)Energy Superhub - Oxford Smart Renewable Heating Scheme in OxfordFacit Homes - Prefab housingGet Reading - MMC homes in ReadingLGA First - HomelessnessLichfields - First Homes - Housing numbersMayor of London - Housing design, quality and standards - Mayor task force overviewBerkshire authorities - West of Berkshire 2016 planning framework - SHMASouth Oxfordshire District Council - Joint Housing Delivery StrategyThames Valley Forum - Thames Valley Future economyThe Business Magazine - MMCThe RIBA Journal - Stirling Prize awarded to housing developmentTrowers & Hamlin - MMC and Affordable HousingTurley - First HomesUK Government - Next Steps Programme - Green Homes Grant - Planning White PaperWillmott Dixon - Brilliant Buildings (housing) - Brilliant Buildings (sustainability)

References

https://energysuperhuboxford.org/smart-renewable-heating-scheme-in-oxford/https://www.facit-homes.com/post/so-what-exactly-is-a-prefab-homehttps://www.getreading.co.uk/news/reading-berkshire-news/stacked-shipping-container-homes-caversham-11645814https://www.lgafirst.co.uk/features/what-next-for-rough-sleepers/https://lichfields.uk/grow-renew-protect-planning-for-the-future/changes-to-the-current-planning-system/#section2https://lichfields.uk/grow-renew-protect-planning-for-the-future/how-many-homes-the-new-standard-method/https://www.london.gov.uk/sites/default/files/hdspg_2020_module_c.pdfhttps://www.london.gov.uk/press-releases/mayoral/housing-taskforce-final-report-publishedhttps://www.reading.gov.uk/media/8661/OP004-West-of-Berkshire-Strategic-Planning-Framework/pdf/OP004_West_of_Berkshire_Strategic_Planning_Framework.pdfhttps://info.westberks.gov.uk/CHttpHandler.ashx?id=40949&p=0http://www.southoxon.gov.uk/services-and-advice/housing/housing-policieshttps://thamesvalleyforum.org/programmes/https://www.businessmag.co.uk/oxford-is-the-housebuilding-industry-closer-to-adopting-modern-methods-of-construction/https://www.ribaj.com/buildings/stirling-prize-2019-mikhail-riches-goldsmith-street-norwich-housinghttps://www.trowers.com/insights/2020/september/webinar-affordable-housing-pressures-innovations-and-impacts-mmchttps://www.turley.co.uk/comment/planning-reforms-2020-first-homes-what-you-need-knowhttps://www.gov.uk/government/news/274-councils-set-to-receive-housing-support-for-vulnerable-peoplehttps://www.gov.uk/guidance/apply-for-the-green-homes-grant-schemehttps://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/907647/MHCLG-Planning-Consultation.pdfhttps://www.willmottdixon.co.uk/asset/13065https://www.willmottdixon.co.uk/asset/15521

Thank you to the following people for speaking to Thames Valley Forum during thecreation of this report.

They were part of a wider pool of public, private and third sector leaders that wereconsulted during this process.

Their inclusion does not mean that they necessarily endorse this report.

Andrew Hunter

NAME

Director, Place,Planning &Regeneration

ROLE

Bracknell ForestCouncil

ORGANISAT ION

Interviews

Paul Staines

Bruce Bell

Claire Dowan

Ian Caren

Oxfordshire Housingand Growth DealDelivery Manager

Chief Executive

Founder & CEO

Chief Executive

Facit Homes

Oxfordshire GrowthBoard

Homeless Oxfordshire

Launchpad

Nigel Bailey

Zelda Wolfle

Janet Weekes

Assistant Director ofHousing & Communities

Housing ServiceManager

Assistant Director –Housing & PlaceCommissioning

Reading BoroughCouncil

West Berkshire Council

Wokingham BoroughCouncil

Lichfields - research partneris the pre-eminent planning and development consultancy in theUK. Our Thames Valley team offer an intelligent and distinctiveapproach to planning and development which sets our businessapart.

The Thames Valley is an area with substantial developmentopportunities. Our highly motivated staff enjoy identifyinginnovative solutions to drive forward projects on behalf of clientsin this economically vibrant part of the country.

Thames Valley Forumwww.thamesvalleyforum.orgCompany number 12009156

ContactIan BinnsDirectorian@thamesvalleyforum.org

Willmott DixonOur purpose is to deliver brilliant buildings, transform lives,strengthen communities and enhance the environment so our worldis fit for future generations.

Willmott Dixon is a privately-owned contracting and interior fit-out group. Founded in 1852, we are family run and dedicated toleaving a positive legacy in our communities and environment.

We've a purpose beyond profit - that the energy, passion andcommitment of our people can strengthen society's well-beingbeyond the buildings we create.

Silva HomesSilva Homes is an independent, not-for-profit housing association,responsible for over 6,500 rented properties, 1,000 homeownersin south-east England. Our rent, leasehold, shared ownership,independent living and extra care homes give over 14,000people an affordable home to call their own.

Our vision is to be trusted for the quality of our homes and theservices we provide.

Partners