Source · Select Committees · Environmental Audit Committee
Recommendation 38
38
Acknowledged
Paragraph: 213
Retrofit and reuse of existing buildings, where practicable, should be prioritised over new build to...
Conclusion
Retrofit and reuse of existing buildings, where practicable, should be prioritised over new build to conserve resources, minimise embodied carbon emissions, reduce demolition waste and deliver cost-effective solutions to delivering on housing demand. Local authorities and housing developers are expected to balance multiple objectives when meeting housing needs, and therefore require a coherent policy framework to support the balancing of retrofit and new, low-carbon housing delivery. The Government states it is promoting the benefits of re-using and retrofitting ahead of demolition, but we have seen limited evidence to demonstrate that this is yet the case. In some cases, reforms to permitted development rights appear to have created a perverse incentive for demolition and new-build over retrofit. We are concerned that the amendment to permitted development rights which allowed demolition and replacement was introduced without full consideration of its potential impact on sustainability and on carbon emissions. In our view, permitted development conversions should deliver low-carbon homes: regrettably, in some areas they have established a legacy of sub-standard properties that will need to be retrofitted in the future.
Government Response Summary
The government reiterates its commitment to upgrading homes to EPC Band C by 2035 where practical and has committed £6.6 billion to support upgrading the energy efficiency of existing homes, while also mentioning permitted development rights and their review.
Paragraph Reference:
213
Government Response
Acknowledged
HM Government
Acknowledged
The Government remains committed to the aspiration set out in the Clean Growth Strategy of upgrading as many homes as possible to EPC Band C by 2035, where practical, cost-effective, and affordable. The Government remains committed to this target and we are considering options to encourage and support homeowners to upgrade their property. The Heat and Buildings Strategy, published in October 2021, sets out the actions we will be taking to reduce emissions from buildings in the near term and provides a clear long-term framework to enable industry to invest and deliver the transition to low-carbon heating and improved energy efficiency. The Government has committed £6.6 Billion over the course of this Parliament to support upgrading the energy efficiency of existing homes. The Department has a number of grant schemes in place to help homeowners afford upgrades including the Energy Company Obligation, the Local Authority Delivery scheme and the Home Upgrade Grant to help those less able to pay, as well as the Boiler Upgrade Scheme to engagement those able to pay to transition to low carbon heating. On the broader question of the merits of retrofitting buildings, the National Planning Policy Framework is clear that the planning system should support the transition to a low carbon future in a changing climate. It should help to: shape places in ways that contribute to radical reductions in greenhouse gas emissions, minimise vulnerability and improve resilience; encourage the reuse of existing resources, including the conversion of existing buildings; and support renewable and low carbon energy and associated infrastructure. In relation to permitted development rights, the majority of permitted development rights that deliver housing do so through a change of use. In the six years to March 2021, such rights have delivered over 82,000 new homes, making an important contribution to housing supply and at the same time making effective use of existing buildings. All such homes are required to comply with Building Regulations. From 31 August 2020, a new permitted development right provides for the demolition of specified types of buildings (single, purpose-built detached blocks of flats, single detached buildings for office, light industrial or research and development use) and replacement build as residential. The right includes important limitations, including that the building was built before 1 January 1990, and that it has been vacant for at least 6 months. As the right has been in place for less than two years there is currently limited information on the use of the right, with 34 applications under the right in the year from April 2021, and no data on the number of homes delivered, however we continue to keep the application of the right under review.