Space standards and market pressure Paul Morrell, Deputy Chair, CABE

Very nice – but is there room to swing a cat?

Comparison of design occupancies with Parker Morris recommendations Source: Housing Association Standards, Davis Langdon for the DFoE, 1993 sq m GFA/person Design occupancy (persons)

DwellingCharacteristicHAPrivateDiff (%) type Flatsbedroom area (sq m) nr of bedrooms average bedroom area design occupancy bedroom area per person Terracedbedroom area (sq m) housesnr of bedrooms average bedroom area design occupancy bedroom area per person Semi-bedroom area (sq m) detachednr of bedrooms housesaverage bedroom area design occupancy bedroom area per person

1993 Study by Salford University for the Joseph Rowntree Foundation 60% of Housing Association homes built in 1992/3 were between 5 and 15% below Parker Morris standards (v 8% above) 4% were more than 25% below Parker Morris (v 1% above) 88% of all units were below Parker Morris (v 79% in 1989/90 survey by National Federation of Housing Associations)

Source: New Homes in the 1990’s, Karn and Sheridan, for the Joseph Rowntree Foundation, 1994 quoted in Housing Space Standards, by HATC Ltd for the GLA, 2006

Source: Design Practice and Volume Production in Speculative Housebuilding. Alan Hooper, Chris Nicol

Source: Unaffordable Housing - Fables and Myths, Evans & Hartwich, The Policy Exchange, 2005

Source: Unaffordable Housing - Fables and Myths, Evans & Hartwich, The Policy Exchange, 2005

This marks a new era for housebuilding in Britain where sustainability, quality and space are considered together. Trevor Beattie This will give us the scope to really give the functionality, usability and pleasure that design can bring. Sunand Prasad This will allow more flexibility in design. More space will allow better architectural expression. Wayne Glaze, Hawkins Brown

The tension between quantity and quality

Ministers must ensure that moves to make new homes environmentally- friendly do not discourage development. The Calcutt Review,

The tension between cost and value

The negative consequences of increased space standards Less habitable rooms per hectare … so increased land take/cost = less capacity More built area per habitable room … so increased build cost (or lower quality) … so higher sale prices ??

Volume housebuilder’s cost make-up Sale Price 100£178,000 Land 26.2 £46,636 Construction 51.7 £92,026 Admin/sales 9.2 £16,376 Op profit 12.9 £22,962 % 100£175,500(£173 psf) 19.1 £33,520* 48.0 £84,240(£83 psf) 8.5 £14, £42,822 % *£38,200 per plot for private legal completions

The negative consequences of increased space standards Less habitable rooms per hectare …so increased land take/cost = less capacity More built area per habitable room …so increased build cost (or lower quality) … so higher sale prices ?? More money spent on new houses = less new houses …and less spent on existing houses (Decent Homes)

The negative consequences of increased space standards Less habitable rooms per hectare …so increased land take/cost = less capacity More built area per habitable room …so increased build cost (or lower quality) … so higher sale prices ?? More money spent on new houses = less new houses …and less spent on existing houses (Decent Homes) Higher energy costs (HIP impact?)..and all space-related costs (routine maintenance, rates etc)..and burden on local infrastructure

The negative consequences of increased space standards Less habitable rooms per hectare …so increased land take/cost = less capacity More built area per habitable room …so increased build cost (or lower quality) … so higher sale prices ?? More money spent on new houses = less new houses …and less spent on existing houses (Decent Homes) Higher energy costs (HIP impact?)..and all space-related costs (routine maintenance, rates etc)..and burden on local infrastructure Less compact neighbourhoods

Market pressures re space standards Customer preference

Market pressures re space standards Customer preference Location, location, location Affordability

Market pressures re space standards Customer preference Location, location, location Affordability

Market pressures re space standards Customer preference Location, location, location Affordability

Source: Savills Mortgage repayments as a percentage of household income Long-term average2006

Bovis strategies/trends Aim for 100% strategically sourced land Rolling replacement of developed land Increased coverage in England and Wales and increased volumes Move towards smaller, more affordable homes More social and partnership housing Strong product development: innovation/continuous improvement through R&D Accelerating D&B through efficient construction

George Wimpey strategies/trends To have the lowest unit land cost of any major builder (more strategic land buying) To create the most value in the planning process To maximise value for every plot A range of products: from one-bed apartments to large detached houses To be the most efficient builder…at the lowest fit-for- purpose cost base ( including VE, RM) Customer satisfaction: delivering as advertised

We…aim to be the housebuilder of choice for our customers, our employees, our shareholders and for the communities in which we operate.

Broad; cost leadership Narrow (focus); differentiation Broad; Differentiation Narrow; cost focus Strategic Target NARROW BROAD PREMIUM PRICES LOW COST Pricing Competitive strategies Stuck in the middle

Land/Planning Recognising opportunity Acquisition Consent Design/Construction Density Layout Product Related commercial opportunity Procurement Construction Project Management Speed to market Sales and marketing Segmentation Pricing Sales costs Sales speed Value creation process

Show me the money!

Market pressures re space standards Customer preference Location, location, location Affordability Prices considered per bedroom (rather than per sq ft/m) Value …and value retention

Source: Design Practice and Volume Production in Speculative Housebuilding. Alan Hooper, Chris Nicol

The Way We Live (1946) Where public sector housing has been designed to lower than Parker Morris standards…the tenants have responded by consistently expressing dissatisfaction.

Market pressures re space standards Customer preference Location, location, location Affordability Prices considered per bedroom (rather than per sq ft/m) Value …and value retention The effect of Section 106 Agreements

47% affordable - or 11.8%?

Desiderata Standards that are evidence based

DATA Looking for Data

Desiderata Standards that are evidence based … effective … economic to operate … checkable/enforceable

The Mouse Equivalent Unit Units Mouse1 Small Birds2 Rat4 Pigeon4 Hamster3 Guinea Pig5 Chicken10 Rabbit16 Cat32 Dog50 Monkey50 1 MEU = sf

Desiderata Standards that are evidence based … effective … economic to operate … checkable/enforceable … flexible … but resistant to evasion