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Proposed changes to the way we assess noise levels in buildings, and what this may mean for developers
This article describes the latest proposed changes to BS8233, which is the British Standard used for informing the acoustic design and planning of new residential buildings. The final version will likely change significantly, so nothing yet for developers to worry about, and we will keep you updated with future articles.
BS8233 is currently being updated and early drafts outline a new approach for the acoustic design of residential properties (well new to the UK at least).
The current revision of BS8233:2014 provides recommended internal noise levels and these recommended levels are frequently relied upon by Local Planning Authorities (LPAs) to ensure that suitable internal noise environments are provided in new residential development.
Planning applications for new residential development in urban areas or areas near to significant noise sources (roads, railways, airports, etc) will normally require noise impact assessments demonstrating that BS8233 recommended internal noise levels will be achievable, and compliance with the levels are often also secured via planning conditions.
For example, a typical planning condition might read as follows:
Prior to above ground works, a scheme of noise and vibration attenuation shall be submitted to and approved in writing by the Local Planning Authority to achieve the habitable room standard for residential properties as detailed in BS8233:2014. The approved noise and vibration attenuation measures shall thereafter be retained and maintained in working order for the duration of the use in accordance with the approved details.
It is normally possible to achieve the BS8233 recommended levels at all but the very noisiest sites through careful design and appropriate acoustic treatments (e.g. acoustically upgraded glazing and ventilation to habitable rooms).
The new proposed approach is very different and seeks to replicate the approach of other European countries. Instead of targeting specific internal noise levels, the likely quality of internal noise levels would be assessed based on measured external noise levels.
The aim of this proposed change, as far as we can tell, is to align BS8233 with the results of large-scale studies on the effects of noise on health and wellbeing, which are generally conducted by comparing health indicators with external noise levels.
This new approach would likely have significant implications for developers, particularly those that specialise in schemes in noisier areas (which includes most of Cass Allen’s Clients). The new approach would likely indicate that these schemes are unfavourable from an acoustics perspective, and we would be concerned how LPAs may respond to this information (we regularly see less experienced Environmental health teams propose to reject good schemes based on even slightly unfavourable acoustic assessments).
Given the potential implications, the proposed new approach has prompted significant backlash from the Acoustics Consultancy community who are asking whether the current revision of the standard requires such significant revision (“if it ain’t broke…”). Those concerns have been articulated back to the British Standards Institution (BSI) and we are expecting to see significant changes in the next revision.
Therefore, nothing for developers to worry about yet but we will of course keep you updated.
If you have any questions or would to discuss your recent development challenges please don’t hesitate to get in touch with the Cass Allen team.
