The Builders' Merchants Federation has rejected the Welsh government's proposed changes to Building Regulation Part L.

The government in Cardiff wants to change Part L of the Welsh Regulations, to introduce compulsory consequential improvements that must be implemented when homeowners have property extensions or conversions done in the future.


Responding to a consultation exercise, the BMF formally opposed the proposals because it believes trying to force voters to make improvements in this way is "heavy-handed and counter-productive". The BMF told officials in Cardiff that imposing further regulation is not sensible when the housebuilding and home improvement industries remain in a double-dip recession.


In its written reply, the BMF said anything that makes extensions and conversions more expensive will reduce trading activity for merchants. At a time when construction is vital in creating much-needed jobs and growth, this is bad policy. BMF believes the idea will deter families and businesses from spending, meaning lower sales for merchants and less work for builders and tradespeople.


The consultation was broadly similar to that conducted in England earlier this year. Notable differences in the Welsh government’s consultation included questions on what role the local planning authorities should have in setting standards above and beyond the Regulations; and how to ensure a level playing field of standards across Wales.


Local planning authorities ought to have no such role whatsoever, said the BMF, adding that councils should not be allowed to gold plate the Building Regs by (for instance) stipulating the use of local or traditional materials.


Although the Welsh government has no VAT powers, the BMF urged Cardiff to accept it is wrong to apply 5% VAT on energy consumption, but 20% VAT for energy conservation. The BMF believes there is a compelling case to review current VAT rules and rates if Wales moves towards adopting more low- or zero-carbon building standards. Existing arrangements are complex, confusing and do not favour green improvements. Most SME builders in Wales are unlikely to know how these apply at present, and neither will their customers. Yet they are the people who will be expected to conform if these proposals for energy-efficiency consequential improvements are imposed on Welsh properties.