Burglary, damage and disorder in the UK have long inflicted both financial and property loss, in turn leading to fearful communities.
Since 1989, the police-instigated Secured by Design project has operated to improve security in buildings and is proven to have been effective in reducing crime – by 40%-50% in terms of burglary and 25% for car crime, not to mention its assistance in reducing the fear of crime among residents.
In essence, the project deals with the design features of buildings and their environment that can attract crime. Importantly, it requires doors, windows , locks and hardware to meet minimum standards based on BS PA24 (for doors), BS 7950 (for windows), BS 3621 (for locks) and the limited use of laminated glass.
Equivalent Loss Prevention Certification Board (LPCB) standards are also used, particularly when commercial properties are involved.
Such is the proven effectiveness of Secured by Design that housing associations employ it as a test of compliance. The Code for Sustainable Homes calls up the standard while many local authorities will ask for Secured by Design-level compliance as a condition of planning applications for new homes and retail developments in order to try and avoid an future ‘spike’ in crime.
Many in industry and policing circles recognise that security is often seen as a grudge purchase on the part of the buyer – until such time, that is, when a lack of effective security leads to an individual or company being rendered the victim of criminality.
It’s at this point quick solutions will be demanded. Unfortunately, induced haste can very often lead to a poor choice of equipment.
Is it time for another ‘hit’?
Security-related manufacturing may be in for another ‘hit’.
Just now, the Government – and more specifically the Department for Communities and Local Government – is trying to kick-start the construction industry and build more homes by removing bureaucracy in the planning system and agreeing to demands within the house building lobby that are likely to reduce security.
Such a course of action represents a direct threat to a security industry which is itself a significant contributor to the economy, the quality of our social housing and community tranquility.
The Department for Communities and Local Government is duly carrying out a consultation on the future of planning. Under consideration – and a move led by some private sector house builders – is the removal of security from the Code for Sustainable Homes, which would end the ability of planners and housing associations to require security levels to be at Secured by Design standards. This can only lead to the increased risk of crime and poorer quality security on new homes.
When the police first introduced the door and window standards to Secured by Design there were few suppliers offering products tested to show compliance and effective security value. To be fair, the additional cost to the builder was something in the region of GB pound 600 per house.
Increase in suppliers, reduction in costs
The Secured by Design project, its use by specifiers as a benchmark for security and the police accreditation of tested products has led to an increase in suppliers and a reduction in costs. Between 1999 and today, the number of police accredited suppliers has risen from ten to over 400 while the independently verified average cost has dropped to between GB pound 170 and GB pound 240 per home (depending on property size). There are many more suppliers of these tested products without police accreditation.
This significant manufacturing and supply sector of industry is varied and competitive and should carry as much weight as the building industry.
Suppliers have invested heavily, not least because standards have been updated and product tests reflect changes in technology and new types of criminal attack. This investment is rewarded by the increasing demand for Secured by Design-level security.
Such is the evidence of its effectiveness that the Glasgow Housing Association, for example – which just happens to be the largest social housing provider in Europe, by the way – is refurbishing its entire housing stock to Secured by Design standards to reduce crime and maintenance and sustain occupancy levels through tenant satisfaction.
New social housing in England and Wales also benefits from these values by using Secured by Design as a test of compliance for funding release to builders.
Can construction sector lobbyists really ‘judge’ security?
Lobbyists in the construction industry claim they can be the judge of security and prefer some form of ‘gentleman’s agreement’ rather than the route of standards such as Secured by Design. Experience shows that security is not one of their sales points – previously claiming home buyers will shy away from what may be perceived as a crime prone area if security, however positive, is an issue.
There are many examples of promises to build to Secured by Design standards but the end result is often characterised by lack of attention to detail or sub-standard products. Probably most damning are the cases where there has been an obligation to build mixed developments and the social housing element to Secured by Design standards exhibits higher security specifications than the private sale homes on the same estate.
Can it only be down to cost – no more than GB pound 170- GB pound 260 per house?
Logic suggests it isn’t this figure that has put the construction industry into recession and slowed sales. However, in a stressful society it may be that effective security positively marketed as a quality edge by a caring builder could tip the balance in favour of a sale.
It also can no longer be said that Secured by Design slows the planning process. It’s clearly codified, supported by earlier Government reports such as ‘Safer Places: the Planning System and Crime Prevention’ and the ABI report ‘Securing the Nation: the Case for Safer Homes’.
In addition, the advice is free and it can all be done with the architect before planning consent to identify the standards.
In fact, in what represents a significant about turn, two major builders are set to pre-certify their house designs for Secured by Design security to speed things even further.
Responding well to the challenge
The manufacturers and suppliers within the security industry – including those who design, develop and produce doors and windows – are as much part of the construction business and in need of a buoyant economy as builders.
The security sector has responded well to the challenge and there’s a wide range of products available at competitive prices without any loss of quality.
Put simply, building developers must not be allowed to remove the touchstone of standards or to devalue Secured by Design and its 22-year success in crime reduction.
Alan McInnes is director and general manager at ACPO Secured by Design
For further information on Secured by Design access the official website
