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SCOTTISH HOUSE: A REVIEW OF RECENT EXPERIENCE IN BUILDING INDIVIDUAL AND SMALL GROUPS OF HOUSES WITH A VIEW TO SUSTAINABILITY, THE USE OF TRADITIONAL AND NEW MATERIALS, AND INNOVATIVE DESIGN
CHAPTER FOUR RESEARCH FINDINGS
KEY FINDINGS
Design Considerations
4.1 It is intended that this report and any subsequent document will address the image of 'sustainable' buildings as gimmickry, through the selection of a range of building projects based on sustainable principles all of which demonstrate good quality, attractive, fitting design. It is apparent that far too many conventional buildings are of poor design quality; that planners should seek good quality in all development; and that raising the overall quality of architectural design in Scotland may require that precedents already set are challenged. This is a concern presently being addressed through initiatives in the Scottish Executive.
Planning
4.2 As sustainable development is government policy then it should be delivered as an integral part of development control. This requires that Sustainable Development Officers have the opportunity to be actively involved in the planning process. One mechanism might be to provide planning authorities with the assistance of independent commissions, including sustainable development officers, to advise on planning proposals and to use this as a means of raising awareness of sustainability issues. A recent review in England has recommended more architectural involvement in the planning process, as a contribution to design quality, this may be something that the Executive may wish to consider.
4.3 Relaxation and diversification without ground rules is no guarantee of sustainable development either. So it would be advantageous to develop a better understanding of what planners are justifiably afraid of by talking about bad practice as well as good.
4.4 Planning and building control policies influenced by nostalgic values are evidently perceived as a barrier to sustainable development concerns which are based on contemporary understanding of adverse human impact on the environment and on recognition of the need for affordable housing and stable communities. There was a particular concern that planners overemphasise the past as a reference, perhaps as a direct consequence of lack of design education and contemporary awareness and inadequate facilities for continuing professional development. One example quoted where nostalgia was considered particularly inappropriate was in relation to the requirement for the roof of a building be finished in natural blue-black slate to match the roofs of the surrounding buildings. This affected the building in two ways. The increased pitch required by a slate roof significantly increased building costs with regard both to the cost of the slate, and the increased structural requirements of the heavier roof covering. Ironically slate roofing, which was once an indigenous material, is now soured primarily from outside Scotland or is 'informally sourced' from derelict or empty buildings. The requirement also adversely impacted on the massing and hence the design quality with no evident benefits. However, examples of support for schemes with an overt sustainability agenda were also evident.
Building Control
4.5 There was a perceived gulf between policy statements on sustainable development and the apparent lack of knowledge/interest/application by building control officers. (see section on Timber below) BC officers should have adequate access to training opportunities and encouragement to undertake it. Designers and others should receive adequate information to enable them to implement a more sustainable approach to BC applications. It would be useful to review the procedures for Continuing Professional Development for BC Officers. It might also be useful to look to guidance from other professions particularly those taking a lead, such as the RIAS, which has an environmental statement and implementation strategy and is developing a professional development route for environmental architects.
4.6 New regulations could be introduced to encourage an improvement in standard house construction, plus on-going education. This should be taken up as part of the review of the Building Regulations but must include the promotion of legitimate environmental concerns. Guidance should incorporate requirements for landscape.
4.7 Specific changes could be introduced to the Building Regs. e.g. waste disposal, (w.c.s, septic tanks, reed beds, composters, alternative self-disposal systems) with sensible guidelines for use 6. Some of these issues are considered below.
4.8 A concern expressed by many people was that with experience in planning and building control procedures made some barriers easier to overcome. This would indicate that the regulatory system is failing to keep up to date and that the onus of contemporary knowledge with respect to beneficial innovation is falling onto the developer. This would indicate that potentially desirable solutions are not being implemented due to inexperience and lack of knowledge of the relevant bodies. If this is stifling implementation of sustainable development principles, as would appear to be the conclusion, then it is a cause for concern. It would be useful if contemporary information on relaxations was published through formal mechanisms (perhaps a database) so as to facilitate a general increase in contemporary knowledge.
Building Systems
Composting Toilets
4.9 Dry or composting toilets are still not acceptable in Scotland for use as the only toilet in households. Their use is well established in many countries in the world. The only examples in Scotland are for secondary toilets. There are a few examples in England, mainly in isolated rural areas for the National Trust. They are an example of an innovative technique which, given the potential benefits should not only be allowed, but encouraged. There are many sites in Scotland where the use of a dry toilet could solve very difficult drainage problems and avoid polluting a water course or loch. The main reason for these not being acceptable to Building Control has been the use of the term 'water closet' which assumes toilets have to be flushed with water.
4.10 The Scottish Executive's proposed amendments to part M of the Building Regulations are currently out for consultation. The proposed changes allow for the concept of grey water and the acceptance, in principle, of composting toilets, but only in a dwelling and where it is not 'reasonably practical' to connect to a public sewerage system. This proposed change is welcomed, however more could be gained if composting toilets could be used in general as an alternative to water closets, designed and fitted in a suitable manner and, in the absence of a European or British Standard, to any appropriate national standard.
Low Flush Toilets
4.11 Low flush toilets conserve water and allow septic tanks to be smaller. They have been used in Scandinavian and northern European countries for many years and are used also in USA and Canada. They are clean and efficient and use 2-4 litres per flush instead of the 7-12 litres per flush used in UK toilets. There is a Building Control byelaw that has kept the flushing or drop valve from being accepted in the UK 7. It will be made legal in England and Wales on the 1st January, 2001. The Trading Standards have been given new powers to enforce testing and approval of all valves to allow them to be sold in the UK. There was a strong feeling that there is no clear reason why Scotland should not also legalise the use of the valve and low flush toilets at the same time.
Water Treatment Systems
4.12 Wetland or reed bed treatment systems are now a more commonly accepted alternative to septic tanks, but there were perceived to be a number of misconceptions which affect the planning process and can delay its implementation. The Scottish Environmental Protection Agency's proactive stance in recent years, in respect of insisting on best practice in surface and foul water treatment was welcomed. Guidelines on best overall solutions for the environment would be welcomed.
Energy Supply
4.13 There is an ongoing debate about high tech/low tech solutions which it was felt could be addressed by encouragement of appropriate and affordable technology, with information and examples.
4.14 Energy related issues focussed on poor information on solar panels, elimination of the need for a general heating system in well insulated houses, and a range of local, autonomous and shared systems of generation such as Combined Heat & Power (CHP) and a range of ambient and renewable technologies. It would be useful to disseminate research on costs & benefits of a range of autonomous energy and water treatment technologies and passive techniques and their suitability at different scales from single house upwards.
4.15 Problems have been encountered with the use of proprietary passive ventilation systems where officers have requested back-up fans. These would not only defeat the purpose of the systems but would also require intelligent control mechanisms which 'know' when the system is 'failing'. These problems can be resolved by emphasising the Agreement certification of these systems, or by meetings between Officers, the architects and the system producers. However, a better informed regulatory system would save time.
4.16 A persistent problem, often encountered in the context of refurbishment, is the insistence by Building Control on the installation of damp proof membranes under ground floors. Experience suggests that these need not be required where there was previously no damp proof course and no evidence of damp, or where the space will not be permanently inhabited, such as in a public access space. Where attempts have been made thus far to overcome this, they have not been successful and this remains an obstacle to the development of overall moisture transfusive construction.
4.17 The chemical treatment of timber appears not to be an insurmountable problem with regard to Building Control Officers generally, however, it is often a condition of certain funding bodies, such as Scottish Homes. The only known case of explicitly overcoming this condition was by Gaia Architects at the Fairfield Estate in Perth, where the requisite 30 year guarantee for roof timbers was provided not by a chemical treatment company, but by an independent consultant, after design discussions indicated simple ventilation of the roofspace. Broad communication of the experience and benefits would be valuable.
Materials and Procurement Policies
Materials in General
4.18 The use of traditional materials is a common factor in many of the buildings studied including included stone, earth and clay, minerals, vegetation and timber. New materials such as innovative insulation materials are also a feature.
4.19 There was generally considered to be a lack of contemporary knowledge about environmental impact of materials on the indoor, local and global environment at all stages of the life cycle and of best practice approaches to mitigation including selection of benign materials and products and design of membranes on problem avoidance Concern was expressed that many were unprepared for the possibility of imposition of rules on disposal of construction waste presently common in European countries. The requirement for comprehensive sourcing and submission of information was considered to be potentially off putting to those inexperienced or not very committed to using environmental materials. This again indicated that the effect may be to stifle environmental innovation. The situation could be improved with builders more able to use environmental products and processes, through compilation of an accessible library of environmental materials and methods with all the approvals, descriptions, paperwork in place so that each Building Control officer does not have to revert to each architect or builder for information.
4.20 Sources of locally produced materials need to be publicised, perhaps through an intelligent shopping list. A network/website of Scottish suppliers needs to be established. This could include peer review of materials or ongoing information about experience of use. It would be invaluable to look to supporting development of cleaner building materials and technologies in Scotland.
Life Cycle Issues
4.21 Maintenance aspects and end of life issues should be considered as integral parts of the design of sustainable housing. It is understood that the review of the building regs is considering suitable mechanisms. It is important to consider disposability at end of life and pollution caused by preservative treatment. In some European Countries PVC and copper chrome arsenic treated timber are considered toxic waste. The ability to incorporate life cycle energy considerations is probably outwith the scope of most architects/building control officers particularly as so much depends on the user, however it may be possible to investigate some simple guidelines.
Timber
4.22 There was a strong feeling that there should be greater acceptance of timber construction and the benefits of Scottish timber-frame expertise - low cost, high energy efficiency. Post war Swedish houses are ubiquitous in Scotland. Use of timber by the building industry needs to be in the context of short term and long term availability and planning for the construction industry. A northern European perspective on timber construction would be welcomed, with a view to increasing its use, and also a document on sourcing Scottish timber.
4.23 Timber is an outstanding example of an under-utilised but renewable construction material in the Scottish rural environment, and it is worth considering the perceived constraints to its use which are submitted here for completeness.
4.24 Securing mortgages or loans and obtaining insurance: appears to be a perceived rather than a real constraint. Some insurance companies will not insure timber buildings, some favour ecological approaches whilst others are suspicious. Sources can usually be found but access to information could be easier.
4.25 Obtaining grant aid: Scottish Homes are the principle grant aiding body for domestic house builders in Scotland. They claim to judge each case on its own merits and not to adhere to any rules of their own concerning construction methods and materials. In the Highlands, a housing grant is administered by the Crofters Commission on behalf of the Scottish Office Agriculture, Environment and Fisheries Department. It has been known generally as the Crofters Building Grants and Loans Scheme and, as the title implies, covers all types of building on crofts. A General Specification for Buildings in Crofting Areas is used to steer the specification of all construction under this grant. This Specification and the way it is applied is therefore quite significant in the development of more sustainable building practices in the Crofting Counties.
4.26 Securing Planning Permission: Planners are almost exclusively concerned with external appearance with the past as a particularly significant point of reference. This is likely to be unhelpful to initiatives which seek to promote a locally sourced and manufactured product with the highest environmental standards, such as timber housing. Many people dismiss an alternative approach to construction at an early stage because they expect that the planners will prove awkward. This reflects some real problems.
4.27 One strategy which has proved successful involves an early approach to the planners to explain intentions and the context such as Agenda 21. Documents such as improving the design of new housing in the Scottish Countryside 8 in particular the illustrated elements of the booklet on "Sustainable Development" have proved useful in reminding local planners of the broader aims of the Scottish government. This onus on the house builder to put across government policy and aspiration to planners is clearly inadequate and cannot be an effective mechanism of communicating best practice more widely.
4.28 In general, upon making an enquiry to a Local Authority a prospective house builder will either (a) be issued with a Design Guidance leaflet or (b) receive a visit from a Planning Officer. The influence of the Local Planning Officer as an individual is often critical in determining the whole course of design. Anecdotal evidence indicates that these responses can be unduly negative and resistant to visually and environmentally appropriate solutions, causing them to be abandoned at an early stage. Planning Guidance leaflets issued by Local Authorities need to be examined carefully as they also will be influential. In some instances there is evidence of resistance, particularly to timber buildings being institutionalised such as the following example of a set of conditions issued when Outline Planning Permission is granted:- "The house shall be single or one and a half storeys in height, it shall be of traditional design and materials to reflect the vernacular architectural style of buildings in the area and shall be finished with white or stone coloured harled walls and a dark (anthracite) grey roof. It shall be designed and sited to conserve the privacy and amenity of the adjacent house site and shall complement that development. All in accordance with Council policy for the design of new houses in the countryside."
4.29 This might be considered as undue influence on design in favour of a "vernacular architectural style". The wording clearly implies that this specification is mandatory when it is actually discretionary, nowhere does it say that these conditions can be challenged. Certainly as the starting point for an application for Full Planning Permission it is likely that most people who wanted a timber house would not consider themselves able to overturn these conditions.
4.30 Meeting Building Regulations: problems/concerns appear to revolve around timber treatment, timber stress grading and compost loos, discussed below.
4.31 Low durability and high maintenance: finding out the correct Timber treatment standards can be difficult and this has been exacerbated by switching over from British Standard to European codes of practice. Much locally sourced Highlands timber is of relatively poor quality and only meets the lowest stress grading standards. Engineers therefore have to specify larger sections, adding cost. It is already higher in price than imported timber and it is an example of where building 'sustainably' costs more than doing the simple thing and buying foreign material.
4.32 High cost (of ecological materials generally) This is an area which needs close consideration: home grown timber is more expensive than imported timber and this is widely appreciated by builders and designers. Using natural stone is obviously more expensive than concrete block. Using so-called ecological paints are more expensive than standard paints. Using more insulation is cheaper than using less. Using the more natural insulation products can be many times more expensive than standard glass wool. Using the purer natural resin bonded boards is more expensive than glued sheathing/particle boards. Building in quality and environmental considerations also costs more. So we have the current situation where only the very committed few are prepared or able to pay extra to meet their own environmental criteria.
4.33 With perceptions of poor resale value, difficulties in obtaining good quality wood of the right type and in finding an experienced architect and engineer, these appear to act cumulatively on a would-be timber house builder who may feel that they can overcome a number of these constraints but taken all together feel defeated. These constraints may operate throughout a wider spectrum of 'innovative' or sustainable' building practice.
Earth
4.34 Earth construction is a low cost, durable technique with excellent environmental performance and traditional in Eastern Scotland. There has been some rudimentary research into conservation and repair of earth building in Scotland such as test walls using traditional techniques to ascertain weathering patterns, erosion etc (commissioned by Historic Scotland). This research identified earth as a durable, low impact construction which could work in the Scottish climate, even in exposed stressful situations, using local materials and skills.
4.35 A number of earth buildings have now been built in Scotland with an emphasis on traditional crafts. It would appear that we could now be designing and building earth constructions for housing utilising a variety of materials - light clay straw, woodchip clay blocks, and rammed earth for thermal mass. There is already a large amount of research and development activity in Europe with whole villages in France, hospitals and schools in Holland, earth warehouses in Germany and four new houses in England. Support for information gathering, research and development in this area specifically to draw out relevant information from the existing knowledge and to develop design solutions that satisfy the regulations could have widespread benefit.
Other materials
4.36 Similar feelings were expressed concerning the potential for increased and appropriate use of locally available and benign materials such as stone, wool, hemp, and lime mortar. With more research required in some areas to support their use. Many felt it important to really engage with the issue of skills training and to couple together materials and products with the skills associated in their harvesting, manufacture, construction, use and reuse (including traditional & self-building skills) perhaps through high profile projects of refurbishment or new build.
RURAL POPULATIONS AND COMMUNITIES
4.37 Many participants focussed on the wider sustainability perspective than simply individual or groups of houses. It would appear that there is need for communication or development of policy, or a formal statement regarding attitudes to working and living in rural Scotland as a basis for long term development approaches. This should aim to direct development and to reduce existing conflicts. It was felt that the rural community needs to be looked at holistically, in particular ways of promoting sustainable communities, in which people can live locally and earn a living, and the need for developing affordable housing de-coupled from the assumption that this means cheap to build and costly to maintain.
4.38 If the countryside is for people to live and work in, then this implies that there should be encouragement of housing as a positive opportunity for regeneration - environmental, social and economic - with the aim of increasing rural population densities. It requires that education takes place within a framework of determining and understanding the contemporary role of rural communities to Scottish local character and the nature of regional variations. It may be that within this framework there might be a case for selective development of new rural communities and there is a need to establish robust guidelines regarding their development within the context of Scottish Executive policies on sustainability and design quality. It raises issues of generating local employment and transport provision as well as natural concerns about the relationship between rural incomes which can tend to be low and the countryside as a rural suburbia for retirement/second homes.
4.39 Strong feelings were expressed about the perceived conflict between pandering to the tourist trade and the need for a thriving, continuing development of land and community. It may be that an examination of policies which are generally considered successful, such as that in Norway of a cultural landscape strategy would inform policy.
4.40 It would be useful to gain a better understand of the economic and social value of development of local skills in building sustainably and whether this is something which could deliver benefits if supported through appropriate policy initiatives.
FUNDING
4.41 It would be beneficial if everyone involved in making decisions worked together and shared experience in order to enhance the opportunities to educate, encourage and enforce the needs, requirements and aspirations of sustainability in all projects, and the formal feedback mechanisms which would facilitate continual improvements.
4.42 Given that there is much talk of sustainable development, it would be useful to know what guidance Housing Associations and others in positions of responsibility are working with and how this guidance is being communicated to designers, clients, builders and occupants.
4.43 There is an assumption that sustainable equals high cost although the area is controversial as costs vary enormously. Some architects are evidently achieving a high degree of architectural quality and environmental design whilst working to standard Scottish Home Yardstick rates. It would be useful to have a more detailed investigation of costs of sustainable building: - what does and does not cost more, specification, affordability, first cost and on-going costs.
REFURBISHMENT
4.44 It would be useful to look to methods by which to incentivise refurbishment of rural buildings to take account of contemporary sustainable development requirements. This needs to be within a framework of social equity and rural vitality, so that benefits do not simply accrue to second home owners. It might be useful to publish guidance specifically directed at renovation of old buildings with targets on energy efficiency and information on material choices and treatments.
LEADING EDGE
4.45 There is a concern that initiatives perceived as innovative are also classed as peripheral and lacking relevance and that those at the leading edge are undervalued. It would however be useful to engage leading edge designers and builders in setting policy and to take proper account of European initiatives where greater advances have been made in implementation.
FLAGSHIP SCHEMES
4.46 It was felt that further flagship buildings are needed and that these might be encouraged by offering limited opportunities for projects to apply for relaxed planning approval to a simple brief which allowed experimentation. National Parks, rural and peri-urban areas were all identified as possible test beds for good environmental design. This obviously raises a concern for the difference between 'relaxation for one' and 'relaxation for all' and the ability of the planning control system to regulate this without undermining policy with 'so-called' green bungalows. It might be that this could be managed by external review but the system would need very close scrutiny. It might be that a limited competition in collaboration with an educational conference could assist in increasing awareness and knowledge and inform future policy.
EDUCATION
4.47 Planners, councillors, building control, public agencies and the general public appear to lack adequate and contemporary information about sustainable rural housing and the positive opportunities which exist. It would be useful to encourage information exchange of best practice through existing professional and interdisciplinary activity and to identify gaps and new dissemination requirements.
4.48 LA Officers need in-house guidance on sustainable design so that they can assess projects on their own merits (historical precedent, innovation, design quality, environmental impact). This would be aided through dissemination of examples from to illustrate the extent of the impact that innovative, appropriate ideas can make 9. There was widespread agreement on the need for education of professionals from all disciplines. It might be possible to extend the CPD scheme for architects and engineers which has already received funding from DETR to other professions 10. It might also be possible to formally support an annual awards scheme for sustainable development projects. This could build on the existing SEDA design competition for schools of architecture (94-99). Rural design needs to be given more credibility.
4.49 Sustainable Design for students as part of their architecture course work in schools in Scotland was thought to be important. NB: Architecture schools will be required to introduce sustainability into RIBA Part 2/3 for validation from 2001 11.
4.50 The public also needs to be educated in sustainability and it was felt that acknowledgement of contributions in this area and public/professional recognition of what has been achieved would raise awareness.
INFORMATION DISSEMINATION
4.51 Proper support for an information dissemination service sympathetic to the Scottish rural context would be welcomed. This could build on the existing SEDA service (presently supported by membership income and some sponsorship) with a view to greater publicity and meeting broader demand.
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