Planning drawings only !

I was speaking recently with someone who had engaged an "architect", (I say architect in inverted commas, I don't actually believe that the so called architect is actually an architect as defined in the Building Control Regulations) to design their house and get planning permission from them, which he truly did. They were asking me about how to achieve a good energy rating, for their dream house, which is fair enough as people are more energy conscious now days. When I asked did their "architect" not look at the matter when designing the house, the reply I received was "he specializes in planning only doesn’t get into the whole insulation thing".

It is my opinion (and one shared by many others I assume) that is it is no longer possible to get away with designing  a house without looking at achieving compliance with Part L early on in the design stage. For me one has to design the house in tandem with using SEAI’s DEAP software, (or if a passive house, the PHPP software) which allows on check compliance with Part L and also establish the dwellings BER at the same time. Factors which influence compliance and are directly related to design include:

• Orientation
• Size and location of openings (windows & doors)
• Floor area 
• Extent of perimeter of the building

The number of chimneys and even the provision of a draft lobby have an effect of the energy performance of a dwelling. For someone on a budget (everyone is now days) taking the above into consideration, at an early stage can help and potentially reduce the cost in ensuing compliance with Part L, down the road.  Yes insulation is important; however it's not of much benefit in having a highly insulated south facing wall with few openings, with when the north facing wall is full of poorly insulated glazing! One might say the above is common sense, yet most of it is, but how many houses have been designed and built in the last 30-40 years and ignored common sense.

Of course other times also influence compliance like the type of heating, renewables etc, however whether using an oil fired boiler or a heat pump doesn’t generally have the same significant impact on planning permission, as the size of opening would.

the last 10 years Part 2

Continuing on with the theme of the Building Control Act and Building Regulations, over the course of the last decade there’s been at least 3 revisions (lost count at this stage) to Part L of the Building Regulations and Technical Guidance Documents. On each occasion the thermal performance requirements of the building beginning improved. The requirements of the earlier amendments were easily accommodated within the existing typical construction methods, by solely using an insulation of higher thermal performance; however it is not as straight forward with the most recent amendment, particularly for walls, where it is necessary to increase the overall wall thickness. In addition Part L now requires provision of renewables within a dwelling, air tightness, and the use of acceptable/accredited details to further assist in the thermal performance of the dwelling and ultimately reduce carbon emissions. The days of achieving an elemental u-value to comply with the regulations are gone as are sun rooms onto the northern side of a dwelling (hopefully). Further revisions and improvements are anticipated in 2010. SEI’s DEAP software, used to determine the BER for a dwelling is also used to check compliance with the most recent Part L, relating to dwellings.

Keeping with the building regulations and technical guidance documents, Part B and Part M are the only two others which were significantly revised over the course of the last decade, although monor chances to one or two others but a number have gone for public consultation within the last 18 months, including Part M recently. With the BS 5588 suite of Codes of Practice withdrawn in the UK and replaced by BS 9999, one expects that a revised Part B of the Technical Guidance Documents will be on the way in the not too distant future. Hopefully we will see revisions to all Technical Guidance Documents which will eliminate conflicts, as is currently the case.

I’ve just learnt that Part F of the Building Regulations was amended and signed into Law on the 22nd of December, with a revised TGD-F on the way shortly.

In March 2003 the Planning and Development Regulations 2001 which had a significant effect on how planning applications were made came into effect. In those early days of the regulations invalidations were very common, as agents and planning authorities got to grips with the regulations. Almost 7 years later invalidations are still common, currently running at approximately 20%. Thankfully, I haven’t had too many invalidations of late: only one in the last year that I can recall of. One benefit of these regulations for the applicant is that in the majority of cases potential objectors have to make themselves known at planning stage, through submissions, as opposed to appearing out of the woodwork on the last day for lodging an objection to An Bord Pleanala, as commonly used to happen in the past. Part V also came with the regulations, something which is hard to know how successful it is/was, as the affordable element of it is not or has not been very workable( around hear anyway) as there isn’t or never was a significant difference in prices of affordable houses and those on the open market. The regulations made it necessary to both erect a site notice and put a notice in the newspaper; prior to that it was one or the other. Also drawings could be submitted in either a metric or imperial scale, and there wasn’t an adhered to time frame for development plans. Overall things were fairly inconsistent compared to today.

2006 saw revised regulations relating to Construction Health & Safety; putting increased responsibility on the client and designers. Some might argue this should not be the case, however we are where we are. The role of preparing the safety file has moved to the designers (PSDP) from that previously of the constructors (PSCP).If that’s a good or bad thing I’m not so sure.


One piece of legislation, which needs to be mentioned, is SI 666 of 2006 or what brought BERs into begining for the layman. It is one of the most currently hated pieces of legislation by the Architectural Technology profession, ( and others I would image) not for the regulations themselves but how it has ended up. Firstly one has to question how so many non-construction or unqualified professionals ended up as BER Assessors, the answer is of course money and some training providers only interested in making the quick buck. One has to question SEI’s role in administrating the whole thing and why they didn't stick to their guns. I recall looking at the entry requirements and the level of information/knowledge and evidence thereof required by one of the first training providers and thinking to myself I would have difficultly obtaining a place and what’s more completing the course. Yet people with no construction backround have ended up assessors, many not capable of using a scale rule or reading a drawing, which has made a complete joke of the whole thing. As for the costs of BER’s most are done well below cost judging by the rates beginning quoted: one has to question the attention to detail been paid to the preparation of the assessment. I can’t justify becoming an assessor, even though it makes logical sense to become one and offer the service as part of the overall design service... Maybe things might change in 2010.

Building Regs-Technical Guidance Documents

The DEHLG seem to be getting their act together in terms of getting Technical Guidance Documents (TGD’s)out for public consultation as Part H relating to Drainage appeared within the last week. How well its written might be another story.As expected gone are the references to SR 6 1991 and in its place the EPA Code of Practice. Many would say about time for SR 6 to be replaced. We have not used SR6 1991 for an number of years now, instead using the FETAC certified Site Assessors to undertake the site suitability testing.

There’s also references and guidance on rainwater harvesting, which is definitely a positive thing, if we are to take sustainability seriously. It seems pointless to be flushing toilets with what is meant to be good quality drinking water, however as some parts of the county found out within the last few years, here included, the quality of the water wasn’t fit for consumption anyway. Personally I’m looking at installing a rain water harvesting unit, as part of works to be undertaken in the future.

Getting back to the DEHLG and public consultation, I understand that they have their hands full after the Part M consultation, with 40 or so submissions. I’m sure the interest was increased due the introduction of the DAC Certs as the document will have a direct bearing on these in the future. How soon we can except to see the amended document well that’s another story, it will be a case of doing as many DAC Certs as quickly as possible under the current Documents I suspect…. Part F relating to ventilation which went for public consultation last year has yet to appear in its final format, so one can draw their own conclusions from that.

Of course Part L is due to be revised next year, to improve standards in thermal performance and reduce further our carbon emissions… the question is will we see the document… my money says yes if we still have a green minister for the environment. I don’t think that there has been too many houses built under the 2008 guidelines, I can see the 2010 guidelines been a complete culture shock to others when they do arrive.

More red tape !

The DOEHLG (Government) Guidelines for the design of apartments, have come into effect this week. The net effect is that all apartments will now have to be larger, with considerable larger storage space required than before. While these guidelines are welcomed and should help change the perception that apartments are small, more regulation is required to reduce noise transmission between apartments.

The guidelines recommend dual aspect apartments generally with balconies/patio areas to the living rooms. Can be difficult to accommodate in village/town centres of rural Ireland, where the Planners want traditional vernacular design. We'll wait and see if the apartment quality really improves.


Today saw the DOEHLG publish their latest amendments to Part L of the Building Regulations, relating to energy efficiency for dwellings. In theory it could to work, in practice it could be another story. Training, for both consultants and the builders/developers and information needs to be rolled out now, and not 2 weeks before or after the amendments come into effect. I must go study the Final Draft document, before it is wrote into law.