Designing Buildings - User contributions [en]

Zero carbon non-domestic buildings

2015-11-11T12:30:58Z

SustainableBuild:

The Climate Change Act was introduced in the UK in 2008, creating a long-term, legally-binding framework for tackling climate change. It set a target of reducing carbon emissions by 80% compared to 1990 levels by 2050, with a reduction of at least 34% by 2020.

A strategy for how this was to be achieved was set out in The Carbon Plan published in December 2011. Buildings form a significant part of the plan as they account for around 45% of our total carbon emissions.

In December 2006, the Labour government committed that from 2016 all new homes would be ‘zero carbon’. The Labour budget in 2008 announced the government's intention that all new non-domestic buildings should also be zero carbon from 2019. This commitment was confirmed by the Coalition government in December 2010.

This meant that the timeframe for zero carbon non-domestic buildings was three years behind that for zero carbon homes. Consequently, progress towards defining a zero carbon standard for non-domestic buildings was similarly behind.

It was considered that the overall approach to achieving zero carbon non-domestic buildings would adopt a similar 'fabric first' hierarchy of measures to those proposed for domestic buildings:
#Fabric efficiency to reduce the demand for heating, cooling, mechanical ventilation and electric lighting.
#Meeting the remaining demand for services with high-efficiency equipment.
#Supplying that equipment with low carbon energy.
#Offsetting remaining emissions by generating further renewable energy off site (such offsetting measures are called ‘allowable solutions’).

There were however a number of highly complex questions to be answered relating to the application of these measures:
*What standards would be set for the different levels of the hierarchy?
*How those standards should be defined and assessed.
*Whether minimum standards should be set for different elements.
*How to differentiate between types of non-domestic building.

For example, technically, it may be possible to comply with a zero carbon requirement by adopting low carbon technologies rather than by a creating an energy efficient fabric, and from the developers perspective this might be cheaper in the short term. However this might not minimise whole-life costs (due to the ongoing costs of fuel, maintenance and replacement). In addition, technological solutions are prone to operate below their optimal level of efficiency because of the behaviour of occupants, poor commissioning and maintenance. Futhermore, optimising the building fabric would be likely to give a building better resilience to climate change and continuity of energy supply.

On the other hand, build quality has a big impact on the effectiveness of energy efficient fabric, and is much more difficult to correct than user behaviour. Also, technology replacement offers the potential for future improvement in efficiencies that are difficult to achieve with building fabric.

These are more difficult questions to answer than for domestic buildings, as there are such a diverse range of possible building sizes, forms, types and locations to consider.

In addition, unlike domestic buildings, electric lighting is a very significant component of energy use and this results in a more complex trade off between natural lighting and fabric thermal efficiency. Continually increasingly standards for U-values has a diminishing return relative to cost whilst there is considerable scope for efficiency in services equipment.

There were also a number of options for how a zero carbon standard might be enforced, however it was expected to be based on assessing carbon compliance using existing techniques which compare the relative performance of the proposed building with a notional building of the same size, shape and use. In addition, minimum efficiencies were expected to be set for key measures such as U-values and solar gain as well as the main services equipment and electric lighting.

As with zero carbon homes, unregulated energy (such as appliances) was expected to be excluded from emissions calculations.

The standards to be achieved were to be set out in the building regulations and associated approved documents, in particular Part L, the conservation of fuel and power. The overall standards set in the current 2010 Part L are based on achieving a percentage reduction in carbon emissions compared to the carbon emissions of a building of the same type, size and shape built to 2006 standards. Revisions of Part L in 2013 and 2016 will require larger reductions in these carbon emissions compared to the 2006 standards, and were to progress towards the ultimate goal of 'zero carbon' by 2019.

However, on 10 July 2015, the government published ‘Fixing the foundations: creating a more prosperous nation’ a government plan for increasing Britain’s productivity.

Amongst a great number of wide-ranging changes, the report states, 'The government does not intend to proceed with the zero carbon Allowable Solutions carbon offsetting scheme, or the proposed 2016 increase in on-site energy efficiency standards, but will keep energy efficiency standards under review, recognising that existing measures to increase energy efficiency of new buildings should be allowed time to become established.'

The announcement did not specifically mention proposals for zero carbon non-domestic buildings, but it has been widely interpreted by the industry as signalling that these have also been scrapped.

It is not clear where this leaves the UK in fulfilling its requirements under the Energy Performance of Buildings Directive to move towards nearly zero energy buildings. 

= Find out more =

=== Related articles on Designing Buildings Wiki ===
*BREEAM.
*Building regulations.
*Closing the gap between design and as-built performance.
*Code for Sustainable Homes.
*Combined heat and power.
*Emission rates.
*Energy Act.
*Energy performance certificates.
*Energy related products regulations.
*Fabric first.
*Fixing the foundations: creating a more prosperous nation.
*Green building.
*Home ownership.
*Leadership in Energy and Environmental Design.
*Nearly zero-energy building.
*Soft landings
*Solar photovoltaics.
*Solar thermal energy,
*Sustainability.
*Sustainable materials.
*Thermal comfort.
*U-value.
*Whole life costs.
*Zero carbon homes.

=== External references. ===
*[http://www.communities.gov.uk/publications/planningandbuilding/ncmmodellingguide National Calculation Methodology].
*[http://www.zerocarbonhub.org/ Zero Carbon Hub].
*UK Green Building Council: [http://www.ukgbc.org/content/new-non-domestic-buildings-task-group Non Domestic Buildings Task Group].
*[http://www.ukgbc.org UK Green Building Council].
*CLG: [http://www.communities.gov.uk/publications/planningandbuilding/brconsultationsection2 2012 consultation on changes to the Building Regulations in England: Section two - Part L (Conservation of fuel and power)]
*CLG: [http://webarchive.nationalarchives.gov.uk/20120919132719/www.communities.gov.uk/publications/planningandbuilding/zerocarbonnewnondomsor Zero Carbon for New Non-domestic Buildings: Consultation on Policy Options - Summary of responses.]
*CLG: [http://www.communities.gov.uk/publications/planningandbuilding/newnondomesticconsult Zero Carbon for New Non-domestic Buildings: Consultation on Policy Options].
*CLG: [http://www.communities.gov.uk/publications/planningandbuilding/zerocarbonnondomreport Zero carbon non-domestic buildings, Phase 3 final report, published in July 2011].
*Energy related products regulations.
*BCO: [http://www.bco.org.uk/research/researchavailabletobuy/detail.cfm?rid=195&cid=0 On-Site Renewables: An Appraisal of the Costs and Benefits of Delivering Emission Reductions In Central London Offices].

[[Category:Other_legislation]]
[[Category:Regulations]]
[[Category:Sustainability]]

Zero carbon homes

2015-11-11T12:30:31Z

SustainableBuild:

= Background =

The Climate Change Act was introduced in the UK in 2008, setting a target of reducing carbon emissions by 80% compared to 1990 levels by 2050, with a reduction of at least 34% by 2020. A strategy for how this was to be achieved was set out in The Carbon Plan published in December 2011. 

In December 2006, the Labour government committed that from 2016 all new homes would be ‘zero carbon’ and introduced the Code for Sustainable Homes, a code against which the sustainability of new homes could be rated. This commitment was affirmed in the [http://www.communities.gov.uk/publications/planningandbuilding/building-a-greener Building a Greener Future: Policy Statement] in 2007 which proposed progressive tightening of the building regulations to achieve the 2016 goal, first by 25% in 2010 and then by 44% in 2013. 

The Labour budget in 2008 announced a further intention that all new non-domestic buildings should also be zero carbon from 2019.

= Definition =

Whilst these were seen as bold commitments, there was scepticism about whether such ambitious targets could be met, as well as some confusion about what ‘zero carbon’ meant.

The first definition of a zero carbon home was a home achieving Level 6 of the Code for Sustainable Homes. This included emissions of both regulated energy (space heating, hot water, lighting and ventilation) as well as unregulated energy (such as appliances and cooking).

In the 2011 budget, the coalition government confirmed the commitment that from 2016 all new homes would be zero carbon, however it excluded unregulated energy use from the definition.

In England, the definition of a zero carbon home became one where CO2 emissions from regulated energy use were limited or mitigated by a combination of three factors (the first two of which are known as ‘carbon compliance’ standards): 

1. Achieving minimum Fabric Energy Efficiency Standards (FEES) based on space heating and cooling:
*39 kWh/m^2/year for apartments and mid-terraced houses.
*46 kWh/m^2/year for end of terrace, semi-detached and detached houses.

2. Using low and zero carbon technologies and connected heat networks to limit on-site built emissions:
*10 kg CO2(eq)/m^2/year for detached houses.
*11 kg CO2(eq)/m^2/year for attached houses.
*14 kg CO2(eq)/m^2/year for low-rise apartments.

3. Where it is not possible to reduce the regulated CO2 emissions to zero using these on-site measures, the remaining carbon emissions could be mitigated through allowable off-site solutions.

So in effect, developers would have to avoid or mitigate all regulated emissions using a combination of on-site energy efficiency measures (such as insulation and low energy heating systems), on-site zero carbon technologies (such as solar panels) and off-site measures to deal with any remaining emissions.

'Allowable solutions’ were expected to include the developer being able to make payments to an ‘allowable solutions provider' who could be a local authority provider or a private provider. There was also the possibility of creating a national carbon abatement fund, with payments made by means of an agreed fee per kg CO2 to offset emissions over a 30 year period. See CLG: [https://www.gov.uk/government/consultations/next-steps-to-zero-carbon-homes-allowable-solutions Open consultation: Next steps to zero carbon homes: allowable solutions].

On 8 July 2014, the government published a [https://www.gov.uk/government/consultations/next-steps-to-zero-carbon-homes-allowable-solutions response to the summary of responses] to its consultation on allowable solutions. This confirmed the four approaches to allowable solutions for house builders; abatement on site, their own abatement off site, third party off-site abatement, or to payment into a price-capped fund. It also confirmed that a national design framework would be established for the scheme. 

In England, the requirement for zero carbon homes was to be set out and enforced in the 2016 building regulations, specifically parts L (Conservation of Fuel and Power), F (Ventilation) and J (Heat Producing Appliances) and their approved documents.

= Criticism =

A number of concerns were raised about these proposals:
*Typically, every year, new homes account for just 1% of the total housing stock, and at present it is considerably lower than this. This means that the proposed measures would take a long time to have a significant impact on total emissions from the UK building stock.
*Developers might find it easier to adopt ‘allowable solutions’ rather than meet the carbon compliance standards. 
*The standards might not really achieve 'zero carbon', focussing on operating emissions rather than capital emissions (ie they did not take account of carbon emissions resulting from actually constructing a new home).
*It was not clear how long-term maintenance or future alterations to new buildings would be regulated.
*There was concern about the impact these measures would have on the pressing need for more new homes as the UK population increases.
*Questions remained about measures to deal with the difference between the predicted and actual energy performance of buildings which can be significant.
*Whether the time-frame for change was realistic.

= Infrastructure Bill =

The Infrastructure Bill published by the Department for Transport on 6 June 2014 proposed re-setting the zero-carbon home standard at Level 5 of the Code for Sustainable Homes, but permitting developers to build to Level 4 by using allowable solutions to achieve Level 5. 

However, controversially and unexpectedly it also proposed exempting small sites from allowable solutions requirements. There was no definition of what constituted ‘small sites’, although on 17 July 2014, DLCG minister Lord Ahmad suggested it might be similar to the 10-homes exemption already proposed for Section 106 agreements (ref [http://www.publications.parliament.uk/pa/ld201415/ldhansrd/text/140717-gc0001.htm Today's House of Lords debates - Thursday 17 July 2014]). This was seen by some to introduce a significant loophole.

A consultation on the proposed exemption was launched on 18 November 2014. Ref [https://www.gov.uk/government/consultations/next-steps-to-zero-carbon-homes-small-sites-exemption DCLG Next steps to zero carbon homes: small sites exemption]. On 27 March 2015, the government published its [https://www.gov.uk/government/consultations/next-steps-to-zero-carbon-homes-small-sites-exemption response to the consultation], confirming that sites of 10 units or fewer or a maximum size of 1000 square metres of floor space would be exempt from the allowable-solutions element of the zero-carbon homes standard. 

= Fixing the foundations =

On 10 July 2015, the government published ‘Fixing the foundations: creating a more prosperous nation’ a plan for increasing Britain’s productivity.

Amongst a great number of wide-ranging changes, the report states, 'The government does not intend to proceed with the zero carbon Allowable Solutions carbon offsetting scheme, or the proposed 2016 increase in on-site energy efficiency standards, but will keep energy efficiency standards under review, recognising that existing measures to increase energy efficiency of new buildings should be allowed time to become established.'

This announcement was made with no consultation and came as a surprise to much of the industry.

Julie Hirigoyen, chief executive of the UK Green Building Council, said "It is short-sighted, unnecessary, retrograde and damaging to the house building industry, which has invested heavily in delivering energy-efficient homes". 

Paul King, managing director of LendLease Europe, said, “...after almost 10 years of commitment and progress, UK house builders and developers have come a very long way. It is therefore extremely disappointing that the government has today removed a world-leading ambition for all new homes to be zero carbon from 2016.” 

BSRIA Chief Executive Julia Evans said, "BSRIA is disappointed with the government’s recent announcement of the end of the UK’s zero carbon buildings policy, but the industry remains ambitious that all new homes are built to the best standard, and they adopt the most energy efficient standards possible.” 

Following the announcement, the UK Green Building Council (UKGBC) organised 200 signatories to publish an open letter to the Chancellor calling on him to rethink the decision. The letter said "For the best part of a decade, in response to a long-established Government target, the construction and property sector has been gearing up to deliver zero carbon homes and buildings. Last Friday, we were extremely disappointed to learn that this policy is being arbitrarily scrapped, despite the fact that the necessary primary legislation only acquired Royal Assent in February this year.... Since the policy was first launched eight years ago, business has invested heavily in preparing for future standards. This sudden U-turn has undermined industry confidence in Government and will now curtail investment in British innovation and manufacturing in low carbon products and services..." Ref [http://www.ukgbc.org/press-centre/press-releases/over-200-businesses-urge-chancellor-reconsider-scrapping-zero-carbon UKGBC 20 July 2015].

However, CIBSE technical director Hywel Davies said the decision was not a huge surprise, and the move was welcomed by the Home Builders Federation who suggested that zero-carbon standards would have cost purchasers in the order of £2,500 per home. 

The announcement did not specifically mention proposals for zero carbon non-domestic buildings, but it has been widely interpreted by the industry as signalling that these have also been scrapped.

It is not clear where this leaves the UK in fulfilling its requirements under the Energy Performance of Buildings Directive to move towards nearly zero energy buildings.

= Find out more =

=== Related articles on Designing Buildings Wiki ===
*Allowable solutions.
*BREEAM.
*Carbon Plan.
*Climate change Act.
*Code for Sustainable Homes.
*Domestic micro-generation.
*Eco towns.
*Emission rates.
*Energy Act.
*Energy performance certificates.
*Fabric first.
*Fixing the foundations: creating a more prosperous nation.
*Green building.
*Green Deal.
*Home Quality Mark.
*Nearly zero-energy building.
*Performance gap.
*PV inverter.
*Renewable energy.
*SOLCER house.
*Sustainability.
*Sustainable materials.
*The Future of Electricity in Domestic Buildings.
*U-value.
*Zero carbon non-domestic buildings.

=== External references ===
*Zero Carbon Hub: Low Carbon Buildings and Homes, Skills and Opportunities, Phase 1 Report.
*[http://www.zerocarbonhub.org/resources.aspx The Zero Carbon Hub: Zero carbon homes].
*[http://www.communities.gov.uk/publications/planningandbuilding/brconsultationsection2 Building Regulations Part L 2013 Consultation].
*[http://www.decc.gov.uk/en/content/cms/legislation/energy_act2011/energy_act2011.aspx The Energy Act 2011].
*[http://www.decc.gov.uk/en/content/cms/tackling/carbon_plan/carbon_plan.aspx The Carbon Plan].
*The Planning Portal: [http://www.planningportal.gov.uk/buildingregulations/greenerbuildings/sustainablehomes Code for Sustainable Homes].
*Zero carbon compendium: [http://www.lowcarbonhomesworldwide.com/ Who's doing what in housing worldwide].
*CLG: [https://www.gov.uk/government/consultations/next-steps-to-zero-carbon-homes-allowable-solutions Open consultation: Next steps to zero carbon homes: allowable solutions]. August 2013.
*Zero Carbon Hub: [http://www.zerocarbonhub.org/resourcefiles/ZeroCarbonStrategies_web.pdf Zero Carbon Strategies for Low and Zero Carbon Homes]|.

[[Category:Other_legislation]]
[[Category:Regulations]]
[[Category:Sustainability]]

Sustainability in building design and construction

2015-11-11T12:29:59Z

SustainableBuild:

Sustainability is a broad term describing a desire to carry out activities without depleting resources or having harmful impacts, defined by the Brundtland Commission as '''meeting the needs of the present without compromising the ability of future generations to meet their own needs''.' ([http://www.un-documents.net/wced-ocf.htm Brundtland Commission, Our Common Future, 1987]). Some broader descriptions include social and economic welfare although these can confuse the basic issue of the depletion of resources.

Sustainability in building developments is a vast and complex subject that must be considered from the very earliest stages as the potential environmental impacts are very significant (ref Technology Strategy Board). The built environment accounts for:
*45% of total UK carbon emissions (27% from domestic buildings and 18% from non-domestic)
*73% of domestic emissions arise from space heating and the provision of hot water.
*32% of landfill waste comes from the construction and demolition of buildings.
*13% of products delivered to construction sites are sent directly to landfill without being used.

Once it has been decided to build a new building, as opposed to say changing working practices or refurbishing an existing building, a very significant commitment to consume resources has already been made. Designers and contractors may be able to help limit that consumption, but they cannot change the overall commitment.

This consumption of resources can be even more significant if the client makes a decision to relocate, with the impact this has on their staff, requiring that they either move house or change their travel plans. Decisions such as this which are often made outside of any environmental assessment process can have a far greater impact on sustainability than decisions that designers are able to influence such as the form of the building and selection of materials. Key decisions may be picked up by an environmental impact assessment on larger projects, but even then, this can be a post-rationalisation process used to justify decisions to the local planning authority, rather than a genuine decision making process.

Clients may wish therefore to appoint an independent client adviser with specialist knowledge of sustainability during the very early stages of their project (before the consultant team has been appointed) to help them address these high level decisions.

Clients may have an existing environmental policy, that sets out an overall sustainability vision, as well as detailed objectives and targets. They may also have environmental accreditation such as ISO 14000 (a series of standards which provides a framework for environmental management). Other standards may be imposed by funders, the building regulations, and planning legislation (including the possible need for an environmental impact assessment). It is wise however to write a specific environmental plan for the development being considered, as building projects involve many detailed issues that go beyond the scope of an existing corporate plan.

A project-specific environmental plan could form part of the brief, or on larger projects might be a stand-alone document. It might include an overall vision, objectives and and specific targets in relation to:
*Business planning: the need for a new building as opposed to doing nothing, refurbishment or changes in working practices.
*Selection of consultants: contractual requirements in relation to the selection of materials, monitoring and reporting, track record, environmental accreditation and qualifications of staff.
*Selection of location: availability of transport, the selection of a greenfield or brownfield site, the local availability of resources and services, the local infrastructure and local ecology.
*Project brief: procurement route, travel plan, working methods, standards, ecology and landscape, energy use and energy source, flexibility and durability, waste management, water management, material selection and pollution.
*Design: energy use and energy source, embodied energy, use of harmful materials, material sources, ecology and landscape, flexibility and durability, waste management, water management, disposal, travel plan and pollution.
*Tender: contractual requirements such as monitoring and reporting, working practices, track record, environmental accreditation and qualifications of staff.
*Construction: transport, embodied energy, use of harmful materials, material sources, working methods, site waste management plan, recycling, pollution, wheel washing, dust generation and noise nuisance.
*Operation: energy source, energy use, water management, maintenance, resource management, waste management, flexibility, durability, landscape and ecology, pollution, evaluation and feedback.
*Resilience to climate change.
*Disposal: dismantling and demolition, re-use, re-sale and recycling, landscape and ecology, hazardous materials and pollution.

The environmental plan should:
*Set specific, measurable targets.
*Set standards that must be adhered to.
*Establish risks and mitigation measures.
*Establish procedures for communication and training.
*Establish procedures for monitoring and reporting.
*Establish procedures for revision and updating.

Environmental plans require policing, and on a large project this can be a full-time job for a specialist. At the client level, a senior champion should be appointed to take responsibility for environmental matters.

Predicting the likely environmental performance of a development during the design phase is becoming more important as regulations become increasing strict. As well as the building regulations, and government targets for low carbon construction (see [http://webarchive.nationalarchives.gov.uk/20121212135622/http://www.bis.gov.uk/constructionigt low carbon construction plan]) the National Planning Policy Framework makes clear that there should be a presumption in favour of granting planning permission for sustainable development, this might include low-carbon developments, and developments with resilience to climate change. This should be reflected in design and access statements for outline planning applications.

There are a number of assessment tools and standards available to help assess environmental performance:
*[http://www.breeam.org/ BREEAM.]
*[http://www.passivhaus.org.uk Passivhaus].
*[http://projects.bre.co.uk/sap2005/ SAP] the Government's Standard Assessment Procedure for energy rating of dwellings.
*Leadership in Energy and Environmental Design (LEED), an international green building certification system.
*[http://www.communities.gov.uk/planningandbuilding/sustainability/codesustainablehomes/ The code for sustainable homes].

These assessment techniques are beginning to allow whole-life costing to form a fundamental part of the design process as it becomes possible to demonstrate that higher initial costs can sometimes result in lower long-term impacts and greater long-term benefits. Demonstration of actual performance in use may be necessary through requirements for a Energy Performance Certificates (EPC's) or Display Energy Certificates (DEC's)

Appointments should make clear the extent and standard of environmental performance and assessment that is required.

= Find out more =

=== Related articles on Designing Buildings Wiki ===
*CRC Energy Efficiency Scheme.
*Earth overshoot day.
*Ecological impact assessment.
*Emission rates.
*Energy Act.
*Energy certificates.
*Energy Performance Certificates.
*Energy Related Products Regulations.
*Energy targets.
*Environmental consultant.
*Environmental impact assessment.
*Environmental legislation.
*Green building.
*Intergovernmental Panel on Climate Change.
*Mean lean green.
*National Planning Policy Framework.
*Passivhaus.
*Site waste management plan.
*Smart cities.
*Sustainable development.
*Sustainable materials.
*Sustainable timber.
*Sustainable urban drainage systems.
*The Carbon Plan: Delivering our low carbon future.
*UK Climate Change Risk Assessment.
*U-value.
*Zero carbon homes.
*Zero carbon non-domestic buildings.

=== External references ===
*The RIBA has produced a [http://www.ribabookshops.com/uploads/9a0204f4-8775-d644-c9d1-b2d508c5924b.pdf Green overlay] to the Plan of work. This provides supplementary guidance on the integration of sustainability into the design process.
*[http://webarchive.nationalarchives.gov.uk/20100503135839/http://www.ogc.gov.uk/documents/CP0016AEGuide11.pdf Sustainability, Achieving Excellence in Construction Procurement Guide, OGC, 2007.]
*[http://www.greenspec.co.uk/ Greenspec green building products and other guidance.]
*[http://www.greenspec.co.uk/glossary-of-green-building.php Greenspec glossary of green terms].
*[http://www.carbonlite.org.uk/ Carbonlite an AECB initiative providing the tools and knowledge to create low-energy buildings.]
*[http://www.sustainablebuild.co.uk/ Sustainable Build: The Complete Guide to Building Sustainably].
*[http://www.aecb.net/ AECB], a network of individuals and companies with a common aim of promoting sustainable building.
*[http://www.cibsedesigncompass.org.uk/ CIBSE design compass.]
*[http://www.architectsjournal.co.uk/sustainability/ Architects Journal, article on sustainability].
*[http://www.greenbuildingstore.co.uk/ Green Building Store, products for low energy buildings].
*[http://www.zerocarbonhub.org/definition.aspx?page=9 Zero Carbon Hub: Allowable Solutions for Tomorrow’s New Homes].
*[http://www.communities.gov.uk/publications/planningandbuilding/draftframework Draft National Planning Policy Framework - presumption in favour of sustainable development].
*[http://webarchive.nationalarchives.gov.uk/+/www.dh.gov.uk/en/Aboutus/HowDHworks/Servicestandardsandcommitments/Sustainabledevelopment/DH_4105876 The Framework for Sustainable Development on the Government Estate] has sections covering procurement and estate management.
*[http://www.cibse.org/index.cfm?go=page.view&item=847 CIBSE Example structure for an energy policy].
*[http://www.bsria.co.uk/services/design/soft-landings/ BSRIA Soft Landings].
*[http://www.wrap.org.uk/construction/ WRAP (Waste & Resources Action Programme) resource efficiency tools].
*[http://webarchive.nationalarchives.gov.uk/20130129110402/http://www.hm-treasury.gov.uk/green_book_guidance_environment.htm Cabinet Office summary of government advice on sustainability].
*[http://www.architecture.com/Files/RIBAProfessionalServices/RIBAGuidetoSustainabilityinPractice.pdf RIBA Guide to sustainability in practice].
*UK Green Building Council: Pinpoint: [http://pinpoint.ukgbc.org/ Data base of sustainability resources, training and tools].
*Carbon Trust [http://www.carbontrust.com/resources/guides/energy-efficiency/low-carbon-buildings-design-and-construction Low Carbon Buildings] and [http://www.carbontrust.com/resources/guides/energy-efficiency/buildings-energy-efficiency Buildings energy efficiency] guides.

[[Category:Other_legislation]]
[[Category:Planning_permission]]
[[Category:Sustainability]]
[[Category:Construction_techniques]]
[[Category:Cost_/_business_planning]]
[[Category:Design]]

Performance gap between building design and operation

2015-11-11T12:29:29Z

SustainableBuild:

This article needs more work. To help develop this article, click 'Edit this article' above.

See also: Closing the gap between design and as-built performance. 

= '''Introduction''' =

There is significant evidence to suggest that buildings do not perform as well as was anticipated at the design stage. The difference between anticipated and actual performance is known as the performance gap.

Findings from the PROBE studies (Post Occupancy Review of Buildings and their Engineering) demonstrated that actual energy consumption in buildings will usually be twice as much as predicted. This was based on post-occupancy reviews of 23 buildings previously featured as ‘exemplar designs’ in the Building Services Journal (BSJ) between 1995 and 2002.

More recent findings from [https://www.gov.uk/government/organisations/innovate-uk Innovate UK]'s [https://connect.innovateuk.org/web/building-performance-evaluation/overview Building Performance Evaluation], the Carbon Trust‘s Low Carbon Buildings Accelerator and the Low Carbon Buildings Programme have demonstrated that in-use energy consumption can be 5 times higher than compliance calculations.

Both studies suggest that lack of feedback following occupancy is one of the biggest contributors to this gap. Another key factor is that calculations for regulatory compliance do not account for all energy uses in buildings. These calculations are commonly misinterpreted as predictions of in-use energy consumption, when in fact they are simply mechanisms for compliance with the Building Regulations. Unregulated sources of energy consumption such as small power loads, server rooms, external lighting, etc, are rarely considered at design stage. Yet these typically account for more than 30% of the energy consumption in office buildings.

In essence, the performance gap can be regarded as a combination of poor assumptions when predicting energy consumption at design stage (e.g. non-inclusion of unregulated loads, standardised assumptions for occupancy hours and controls) followed by a lack of monitoring post occupation. In other words, current predictions tend to be unrealistically low whilst actual energy demand is typically unnecessarily high (but this is rarely flagged up due to lack of monitoring).

= '''Key issues:''' =
*Buildings typically consume 2 to 5 times more energy than predicted at the design stage.
*Compliance modelling does not account for all energy uses in the building, dealing solely with ‘regulated’ energy loads (fixed building services and internal lighting).
*Designers are rarely required to predict in-use energy consumption.
*Lack of guidance for modelling unregulated energy loads makes it harder for designers to consider these at design stage.
*Lack of feedback regarding the in-use energy performance of buildings is likely to result in an increase in the performance gap.
*Discrepancies between design specification and the works as-built significantly contribute to the gap in performance.
*In order to obtain more accurate predictions, design assumptions must reflect the in-use performance of buildings.

= '''Find out more''' =

=== Related articles on Designing Buildings Wiki ===
*Building performance metrics.
*Building regulations.
*BREEAM.
*Closing the gap between design and as-built performance.
*Code for sustainable homes.
*Computational Fluid Dynamics.
*Domestic ventilation systems performance.
*Emission rates.
*Energy performance certificates.
*Energy Savings Opportunity Scheme.
*Energy targets.
*Green building.
*Leadership in Energy and Environmental Design.
*Soft landings.
*Sustainability.
*The history of non-domestic air tightness testing.
*Zero carbon homes.
*Zero carbon non-domestic buildings.

=== External references ===
*[https://connect.innovateuk.org/web/building-performance-evaluation Innovate UK, Building Performance Evaluation].
*[http://www.carbonbuzz.org http://www.carbonbuzz.org].
*[http://www.usablebuildings.co.uk/Pages/UBProbePublications1.html http://www.usablebuildings.co.uk/Pages/UBProbePublications1.html]
*Carbon Trust [http://www.carbontrust.com/resources/guides/energy-efficiency/low-carbon-buildings-design-and-construction Low Carbon Buildings]
*Zero Carbon Hub, [http://www.zerocarbonhub.org/news/performance-gap-project-end-term-report-launched Performance Gap Project - End of Term Report Launched]. 7 July 2014

[[Category:Articles_needing_more_work]]
[[Category:Regulations]]
[[Category:Sustainability]]

Green deal

2015-11-11T12:28:58Z

SustainableBuild:

= Introduction =

The Energy Act 2011 included provisions for the 'Green Deal', a [https://www.gov.uk/government/organisations/department-of-energy-climate-change Department of Energy and Climate Change (DECC)] initiative offering a mechanism for funding energy efficiency improvements. Instead of paying up-front to have energy efficiency measures installed in a property, the cost was funded by long-term savings on electricity bills. The Green Deal was launched in autumn 2012, but financing did not become available until January 2013.

Under the scheme, a 'green deal provider' financed the up-front costs, and the consumer's energy supplier added a 'green deal charge' to the consumer’s bill. The 'golden rule' was that this charge must be less than (or at least no more than) the savings in the consumers bill resulting from the energy efficient measures installed. As a consequence, the consumer’s overall bill should be the same, or lower than it was before the energy efficiency measures were installed.

The Green Deal charge was ‘attached’ to the meter, so if the property was sold, the purchaser took on the charge. The deal remained with the meter even if the energy supplier changed.

To obtain energy efficiency measures through the Green Deal, consumers first arranged for an assessment by an accredited [http://greendealorb.co.uk/consumersearch green deal assessor] (this might be arranged by a green deal provider). They carried out an assessment of the property and the way it was used, then proposed a package of energy efficiency measures for the property and predicted the likely energy savings that would result. A green deal provider would then offer a green deal plan to the consumer, outlining the energy efficient measures that they would finance and the resulting green deal payment that would be added to their future energy bills. If the consumer agreed, an accredited installer would implement the measures. The consumers energy supplier would then add a green deal charge to their energy bill.

The range of energy efficiency measures that might qualify under the Green Deal included:
*Loft insulation.
*Solid wall insulation.
*Cavity wall insulation.
*Draught insulation.
*Double glazing.
*Wind turbines.
*Water-source heat pumps.
*Air-source heat pumps.
*Ground-source heat pumps.
*Solar blinds, shutters and shading devices.
*Door insulation.
*Smart meters.
*Thermal and photo voltaic panels.
*Biomass boilers.
*Controls for heating ventilation and air-conditioning.
*Radiant heating.

The pay-back period for domestic properties could not exceed the length of time the improvements lasted. For non-domestic properties, the pay-back period could be shorter, to allow payback within the lease period. This was because, unlike the domestic sector, energy use may vary significantly between successive users of a non-domestic property.

= Green Deal Home Improvement Fund =

In June 2014, the Green Deal was supplemented by a Green Deal Home Improvement Fund (GDHIF). The Green Deal Home Improvement Fund provided up to £7,600 for domestic energy customers and was designed to work alongside Green Deal finance although householders were not required to use Green Deal finance to qualify for the GDHIF. See Green Deal Home Improvement Fund for more information. 

= Issues =

Some critics suggested that the calculations underpinning predicted savings were too optimistic. To predict savings, costs had to be estimated, and these are dependent not only on the use of the property, but also the long-term price of energy and the details of the specific tariff the consumer signs up to. The Department of Energy and Climate Change itself said that...
<blockquote>….actual cash savings cannot be guaranteed by government since no-one except individuals and businesses themselves can control how much energy they actually consume in their own property.</blockquote>
ref [http://www.decc.gov.uk/assets/decc/legislation/energybill/1010-green-deal-summary-proposals.pdf DECC, The Green Deal: A summary of the governments proposals.]

Other issues included:
*The interest rate that green deal providers charged for financing (perhaps 6-10%), and whether householders would be better to finance improvements themselves.
*Concerns about whether the Green Deal would simply allow expensive energy efficiency measures to be installed on properties that were already fairly efficient, whilst not being taken up on properties where very simple and low-cost measures had yet to be installed.
*The quality and cost of assessors.
*The quality of installers.
*Concerns about the applicability of assessment and retrofitting techniques to some of the UK's 'traditional' building stock (pre 1919), which behave differently in relation to ventilation and moisture than more modern buildings. Ref Responsible Retrofit of Traditional Buildings, [http://www.stbauk.org/ the Sustainable Traditional Buildings Alliance].

In September 2014, the Energy and Climate Change Committee published [http://www.publications.parliament.uk/pa/cm201415/cmselect/cmenergy/348/34802.htm Energy and Climate Change - Third Report The Green Deal: watching brief (part 2)]. This criticised the Green Deal, proposing that, '... the Government must re-evaluate its approach and set out a clear strategy to revive the failing scheme. Unless the package is made more attractive to a wider group of consumers, Green Deal finance is likely to remain unappealing to many.'

= Cancellation =

On 23 July 2015, Climate Change Secretary Amber Rudd announced that there would be no further funding to the Green Deal Finance Company and that the Government would stop any future funding releases of the Green Deal Home Improvement Fund. This was described as a move to protect taxpayers following low take-up and concerns about industry standards. Ref [https://www.gov.uk/government/news/green-deal-finance-company-funding-to-end Gov.uk]. The announcement did not impact on existing Green Deal Finance Plans or Green Deal Home Improvement Fund applications or vouchers.

Rudd suggested that the Government would work with the building industry and consumer groups on a new value-for-money approach, but that future schemes must provide better value for money, supporting the goal of insulating a million more homes over the next five years and the Government’s commitment to tackle fuel poverty.

See Green Deal scrapped for more information.

= Find out more =

=== Related articles on Designing Buildings Wiki ===
*Air source heat pumps.
*Domestic micro-generation.
*Emission rates.
*Energy Act.
*Energy certificates.
*Energy performance contracts.
*Energy targets.
*Feed in tariff.
*Green building.
*Green Deal Home Improvement Fund.
*Green Deal scrapped.
*Renewable energy.
*Renewable heat incentive.
*Sustainability.
*Zero carbon homes.
*Zero carbon non domestic buildings.

=== External references ===
*Gov.uk [https://www.gov.uk/green-deal-energy-saving-measures Green Deal].
*[http://www.decc.gov.uk/assets/decc/legislation/energybill/1010-green-deal-summary-proposals.pdf DECC, The Green Deal: A summary of the governments proposals.]
*Responsible Retrofit of Traditional Buildings, [http://www.stbauk.org/ the Sustainable Traditional Buildings Alliance].
*The [http://www.legislation.gov.uk/ukpga/2011/16/contents/enacted Energy Act 2011]
*[http://www.bre.co.uk/page.jsp?id=2740 BRE: The green deal].
*[https://www.gov.uk/government/news/greg-barker-comment-on-latest-green-deal-statistics Statement from Energy and Climate Change Minister Greg Barker on the latest Green Deal statistics]. 11 April 2013

[[Category:Policy]]
[[Category:Sustainability]]
[[Category:Cost_/_business_planning]]

Energy targets for buildings

2015-11-11T12:28:34Z

SustainableBuild:

According to the Technology Strategy Board, in the UK, the built environment accounts for 45% of total carbon emissions (27% from domestic buildings and 18% from non-domestic), and 73% of domestic emissions arise from space heating and the provision of hot water.

Minimum standards for the conservation of fuel and power are set out in Part L of the Building Regulations. Part L sets standards intended to:
*Limit heat losses and gains.
*Provide efficient, effectively controlled and properly commissioned building services.
*Provide the building owner with information allowing them to operate the building efficiently.

In order to achieve this the regulations and associated approved documents set out the following criteria: 
*The designed carbon emission rate (Dwelling Emission Rate (DER) for self-contained dwellings and individual flats (excluding common areas) and Building Emission Rate (BER) for buildings other than dwellings) must not exceed the Target Emission Rate (TER) for a notional building of similar type, size and shape.
*Fixed building services should achieve a reasonable standard of energy efficiency. This is intended to prevent inappropriate trade-offs between different elements of the building. Minimum limiting parameters are set for key components of the building fabric to ensure that this is the case.
*Solar gains should be limited.
*As-built performance should be consistent with the DER. This includes air-permeability testing and appropriate commissioning of building services systems.
*Provision should be made for energy efficient operation by providing the building owner with information enabling them to operate the building in a way that uses no more fuel and power than is reasonable. This might be done by the preparation of a building log book.

These requirements are becoming more demanding. However, it should be noted that energy predictions are not accurate. For example, they tend not to properly factor in occupant behaviour (such as the use of a great deal of electronic equipment, and the tendency not to switch things off when predicted) and so often fall short of the energy consumption of buildings in reality. See performance gap for more information. It is hoped that the roll out of Display Energy Certificates and the introduction of benchmarking services such as [http://www.carbonbuzz.org/ CarbonBuzz] should help make predictions more accurate.

Clients may wish to exceed statutory requirements, and set their own energy targets. Perhaps they have existing standards which they would like to apply to the new development, they may wish to create an exemplar development, or they may simply wish to reduce running costs. Such targets should be established during the early stages of the project by the designers and the client so that they can be properly incorporated into the design and included in tender documentation. Energy targets need to be considered throughout the design process, from fuel appraisal investigations right through to window to wall ratios, floor to floor heights, slab thicknesses and insulation.

There are also a number of standards and accreditations that can be used to set energy targets such as:
*BREEAM.
*[http://www.passivhaus.org.uk/ Passivhaus].
*The Code for Sustainable Homes.

In addition to the requirements of the Building Regulations, the National Planning Policy Framework makes clear that there should be a presumption in favour of granting planning permission for sustainable developments, this might include low-energy or low-carbon developments.

Schemes such as the CRC Energy Efficiency Scheme and the Energy Related Products Regulations have also been introduced to help encourage energy efficiency, and government initiatives such as the Green Deal, Feed in Tariff, Renewable Heat Incentive and the Climate Change Levy have introduced financial incentives.

= Find out more =

=== Related articles on Designing Buildings Wiki ===
*Building log book.
*CRC Energy Efficiency Scheme.
*Demolition.
*Emission rates.
*Energy Act.
*Energy certificates.
*Energy Related Products Regulations. 
*Energy Savings Opportunity Scheme.
*Green building.
*Green Deal.
*Heating degree days.
*National Planning Policy Framework.
*Performance gap.
*Renewable energy.
*Sustainability.
*The Carbon Plan: Delivering our low carbon future.

=== External references. ===
*[http://www.breeam.org/ Building Research Establishment Energy Assessment Method] (BREEAM)].
*[http://www.cibse.org/index.cfm?go=page.view&item=847 CIBSE example structure for an energy policy.]
*[http://www.planningportal.gov.uk/buildingregulations/approveddocuments/partl/ Building Regulations: Approved document L2A.]
*[http://www.cibse.org/index.cfm?go=publications.view&item=6 CIBSE Guide F: Energy Efficiency in Buildings.]
*[http://webarchive.nationalarchives.gov.uk/20100503135839/http://www.ogc.gov.uk/assets/images/pace_rob.pdf PACE requirements for office buildings.]
*[http://www.communities.gov.uk/publications/planningandbuilding/displayenergycertificates Department for communities and local government, display energy certificates.]
*Carbon Trust, [http://www.carbontrust.com/resources/guides/energy-efficiency/low-carbon-buildings-design-and-construction Low Carbon Buildings] & [http://www.carbontrust.com/resources/guides/energy-efficiency/buildings-energy-efficiency Buildings energy efficiency].
*[http://www.passivehouse-international.org/ Passivehaus passipedia.]

[[Category:Regulations]]
[[Category:Sustainability]]
[[Category:Design]]

Energy certificates for buildings

2015-11-11T12:28:11Z

SustainableBuild:

= Introduction =

The EU Directive on the energy performance of buildings was adopted in 2002. It was intended to improve the energy efficiency of buildings, reduce carbon emissions and reduce the impact of climate change.

The requirements were originally introduced in England and Wales by the Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007. Implementation in England and Wales was completed on 1 October 2008. Energy performance is a devolved matter in Scotland and Northern Ireland. 

A recast of the Energy Performance of Buildings Directive was adopted in 2010 and on 9 January 2013, the Energy Performance of Buildings (England and Wales) Regulations 2012 took effect. This consolidated and revoked all previous regulations. 

The regulations require that:
*Energy performance certificates (EPC's) are produced for certain dwellings and non dwellings.
*Display energy certificates (DEC's) are produced for large public buildings.
*Air conditioning inspections are carried out for systems above a certain size.

= Energy performance certificates =

Energy performance certificates (EPC's), set out the energy efficiency rating of buildings. They are required when buildings are built, sold or rented if they have a roof and walls and use energy to condition an indoor climate. If a building contains separate units (for example a block of flats), each unit needs an EPC, but they are not required for shared bedsit type accommodation. 

Buildings are rated from A to G on EPC's, with A representing a very efficient building and G a very inefficient building. 

For more information see Energy performance certificate.

= Display energy certificates =

Display energy certificates (DEC's) show the energy performance of large, public building based on their actual energy consumption. They are intended to raise public awareness of the energy use of buildings.

Buildings are rated from A to G on DEC's, with A representing a very efficient building and G a not very efficient building. DEC's should be displayed prominently in a place visible to the public.

See Display energy certificate for information.

= Air conditioning inspections =

The regulations require that air conditioning systems with an effective rated output of more than 12kw are inspected every 5 years. An inspection report is then produced providing information about the efficiency of the system and advice about how to improve it. There is no requirement to act on the recommendations.

See Air conditioning inspections for more information.

= Find out more =

=== Related articles on Designing Buildings Wiki ===
*Air conditioning inspections (Energy performance regulations)
*Air conditioning inspection process.
*Air tightness.
*Building performance metrics.
*CRC Energy Efficiency Scheme.
*Demolition.
*Display energy certificate.
*Emission rates.
*Energy Act.
*Energy performance certificate.
*Energy Performance of Buildings Directive.
*Energy related products regulations.
*Energy targets.
*Green building.
*Green Deal.
*Listed buildings.
*National Calculation Method.
*Performance gap.
*Simplified Building Energy Model.
*Sustainability.
*Zero carbon homes.
*Zero carbon non-domestic buildings.

=== External references ===
*Legislation: [http://www.legislation.gov.uk/uksi/2012/3118/contents/made Energy Performance of Buildings (England and Wales)].
*Department for Communities and Local Government: A guide to energy performance certificates for the construction, sale and let of non-dwellings.
*Department for Communities and Local Government: A guide to energy performance certificates for the construction, sale and let of dwellings.
*Department for Communities and Local Government: A guide to display energy certificates and advisory reports for public buildings.
*Department for Communities and Local Government: A guide to air conditioning inspections for buildings.
*Department for Communities and Local Government: Local weights and measures authority guidance for energy performance certificates and air conditioning inspections for buildings.
*Department for Communities and Local Government: [https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/39379/Impact_Assessment.pdf Recast of the Energy Performance of Buildings Directive - impact assessment].
*Guild of residential landlords: [https://www.landlordsguild.com/changes-to-epc-regulations-2013/ Changes to EPC Regulations 2013].
*RICS: Effectiveness of EPC for the Existing Housing Stock. September 2012.
*Jones Lang LaSalle: [http://www.joneslanglasalle.co.uk/UnitedKingdom/EN-GB/Pages/ResearchDetails.aspx?itemID=10065 A Tale of Two buildings. Are EPCs a true indicator of energy efficiency?] 2012.

[[Category:Other_legislation]]
[[Category:Property_law]]
[[Category:Regulations]]
[[Category:Standards_/_measurements]]
[[Category:Sustainability]]
[[Category:Property_development]]

Display Energy Certificate DEC

2015-11-11T12:27:24Z

SustainableBuild:

Display energy certificates (DEC's) show the energy performance of a building based on actual energy consumption. For certain types of building, they must be displayed prominently in a place visible to the public and are intended to raise public awareness of the energy use of buildings. 

[[File:Display-energy-certificate.jpg|RTENOTITLE]]

Buildings are rated from A to G, with A representing a very efficient building and G a not very efficient building. 

Display energy certificates are required for buildings that: 
*have a roof and walls, and;
*use energy to condition an indoor climate, and;
*have a total usable floor area of over 500 square metres, and;
*are occupied by public authorities, and ;
*are frequently visited by the public.

They are valid for one year and must be updated annually, although for buildings less than 1,000 square metres they are valid for 10 years. An advisory report must also be prepared every seven years giving recommendations to owners and occupiers about making their building more energy efficient. 

Department of Energy and Climate Change (DECC) research [https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/211054/D13_703672__130605_Display_Energy_Certificates_-_Report_V8_FINAL.pdf Exploring the use of Display Energy Certificates], published in July 2013, suggested that, for organisations that are not engaged in energy management, collecting the information required can lead to a better understanding of energy usage. It can also provide building managers with evidence to help make the case for changes resulting in greater energy efficiency. For organisations that are already engaged in energy reduction, they help confirm which buildings are inefficient or those buildings that are not operating according to their design predictions. 

A DECC Energy Saving Opportunity Scheme impact assessment, published in May 2013, analysed 48,000 display energy certificates and found that energy consumption per metre square of floor space fell by 2% more between 2008 and 2009 for public buildings with display energy certificates than comparable private sector buildings. 

Display energy certificates can also be prepared for other buildings on a voluntary basis, and it was originally expected that the mandatory requirement would be rolled out over time to a wider range of buildings.

However, on 11 February 2015, the Department for Communities and Local Government (CLG) launched a consultation document, [https://www.gov.uk/government/consultations/improving-the-display-energy-certificates-regime-for-public-buildings Display Energy Certificates: current regime and how it could be streamlined and improved], suggesting that, ‘It is possible that the current regulations for the issue and display of energy certificates in public buildings have gold-plated the requirements of the Directive.’

The purpose of the consultation is to inform updated guidance on display energy certificates and recommendation reports for public buildings. Most significantly, it proposes defining ‘frequently visited by the public’ as: 'daily attendance during days of operation by people for purposes unrelated to their residence, employment, education or training'. This would mean, for example, that a school used only as a school, would not need a display energy certificate because it is not daily attended by people who are neither staff nor pupils. A school that is also used for community functions would require a display energy certificate.

The UK Green Building Council (UKGBC) has said that the consultation "...simply beggars belief". Ref [http://www.ukgbc.org/press-centre/press-releases/government-proposal-scrap-energy-ratings-over-50000-public-buildings-%E2%80%9Cbe UKGBC Government proposal to scrap energy ratings for over 50,000 public buildings “beggars belief”] 11 February 2015.

The consultation closed on 11 March 2015.

= Find out more =

=== Related articles on Designing Buildings Wiki ===
*Air tightness.
*Building performance metrics.
*CRC Energy Efficiency Scheme.
*Emission rates.
*Energy Act.
*Energy certificates for buildings.
*Energy performance certificate.
*Energy Performance of Buildings Directive.
*Energy related products regulations.
*Energy savings opportunity scheme.
*Energy targets.
*Green building.
*Green Deal.
*Minimum energy efficiency standard regulations for domestic and non-domestic buildings.
*Performance gap.
*Public authority.
*Public building.
*Simplified Building Energy Model.
*Sustainability.
*Zero carbon homes.
*Zero carbon non-domestic buildings.

=== External references ===
*Legislation: [http://www.legislation.gov.uk/uksi/2012/3118/contents/made Energy Performance of Buildings (England and Wales)].
*Department for Communities and Local Government: A guide to energy performance certificates for the construction, sale and let of non-dwellings.
*Department for Communities and Local Government: A guide to energy performance certificates for the construction, sale and let of dwellings.
*Department for Communities and Local Government: A guide to display energy certificates and advisory reports for public buildings.
*Department for Communities and Local Government: A guide to air conditioning inspections for buildings.
*Department for Communities and Local Government: Local weights and measures authority guidance for energy performance certificates and air conditioning inspections for buildings.
*Department for Communities and Local Government: [https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/39379/Impact_Assessment.pdf Recast of the Energy Performance of Buildings Directive - impact assessment].
*Guild of residential landlords: [https://www.landlordsguild.com/changes-to-epc-regulations-2013/ Changes to EPC Regulations 2013].
*RICS: Effectiveness of EPC for the Existing Housing Stock. September 2012.
*Jones Lang LaSalle: [http://www.joneslanglasalle.co.uk/UnitedKingdom/EN-GB/Pages/ResearchDetails.aspx?itemID=10065 A Tale of Two buildings. Are EPCs a true indicator of energy efficiency?] 2012.

[[Category:Property_law]]
[[Category:Sustainability]]

CRC Energy Efficiency Scheme

2015-11-11T12:27:04Z

SustainableBuild:

The [https://www.gov.uk/crc-energy-efficiency-scheme-qualification-and-registration CRC Energy Efficiency Scheme] was introduced in 2008 as the 'Carbon Reduction Commitment' (CRC). The Scheme itself began in April 2010 with the introduction of the CRC Energy Efficiency Scheme Order 2010. It forms part of the UK's commitment to reduce greenhouse gas emissions by at least 80% from 1990 levels by 2050.

The Scheme is slowly being phased in throughout the UK, and in England and Wales is being administered by the Environment Agency.

The Scheme aims to encourage energy efficiency and a reduction in carbon dioxide emissions in large public and private sector organisations. It does this by introducing financial and reputational incentives.

The Scheme covers large non-energy-intensive organisations within the UK's public and private sector such as:
*Supermarkets.
*Hotels.
*Water companies.
*Banks.
*Local authorities.
*Government departments.

These large non-energy-intensive organisations account for about 10 per cent of the UK’s carbon dioxide emissions.

The Scheme does not cover energy-intensive businesses such as power generation, cement, glass, pulp and paper industries which are already covered by other forms of emissions trading and climate change levy schemes.

Qualification for the scheme is based on the amount of electricity consumed by an organisation. Organisations that had at least one half hour meter in 2008 were required to make an information disclosure in 2010. Organisations with at least one half hour meter and whose electricity consumption was at least 6,000 MWh in 2008 are required to participate fully in the scheme.

Where businesses are part of a larger organisation, they must take part in the scheme together under their highest parent organisation.

Participating organisations are required to monitor and report their energy use each year and to purchase allowances equal to their annual emissions in tonnes of CO2 during each compliance year from 2011/12 onwards.

The total allowances cost for each year is calculated by multiplying by the quantity of CO2 emissions in tonnes, as submitted in the organisations annual report, by the cost per allowance set by HM Treasury. For 2011/12 and 2012/13, this will be £12 per tonne.

From 2013/14 it is intended that the total number of allowances will be capped, and that rather than being sold at a fixed price, allowances will be auctioned.

The scheme was originally intended to be revenue-neutral, meaning that all the money raised from selling allowances would be distributed back to participants, with the highest-ranking organisations in the league table receiving larger distributions. However in 2010, the government decided instead to retain the revenues generated. This resulted in considerable lobbying against the scheme, and a result, a consultation process is now underway to try to consider how the scheme might be simplified.

= Find out more =

=== Related articles on Designing Buildings Wiki ===
*Climate Change Act.
*Climate Change Levy.
*Emission rates.
*Energy Act.
*Energy certificates.
*Energy related products regulations.
*Energy targets.
*Green building.
*Green Deal.
*Sustainability.
*The Carbon Plan: Delivering our low carbon future.
*Zero carbon non-domestic buildings.

=== External references ===
*Environment Agency: [https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/298073/LIT_6794_83c7b8.pdf CRC Energy Efficiency Scheme: Guidance for participants in Phase 1 (2010/11–2013/14)]
*Business Link: [http://www.businesslink.gov.uk/bdotg/action/layer?r.i=1086680026&r.l1=1079068363&r.l2=1086029607&r.l3=1086679098&r.s=m&r.t=RESOURCES&topicId=1086679098 CRC guide].
*Carbon Trust: CRC Energy Efficiency Scheme.

[[Category:Other_legislation]]
[[Category:Sustainability]]
[[Category:Client_procedures]]

Building performance metrics

2015-11-11T12:26:41Z

SustainableBuild:

= Introduction =

The mere act of assessing the operation of things tends to lead to improvements in performance. This is a useful by-product of any intervention. When it comes to building performance, assessments need to combine the physical and the behavioural, for example energy consumption and occupant satisfaction. The combination is vital. The [http://www.i3con.org/ I3CON research project] seeks to go beyond the performance of individual factors and look at the total delivered value of the building to the customer.

Performance metrics for the operation and maintenance of buildings have not been agreed by either the construction industry or its clients. People tend to select those that are most appropriate for their situation.

So what does an organisation need to know to allow it to make informed property decisions? There are many metrics that need to be available about a facility before strategic property decisions can be made, such as life-cycle costs, functionality and lease agreements.

= Choosing the right metrics =

There is always a need in building operation and maintenance to provide a clear and compelling case for resources. Interventions must also be able to benefit an organisation’s corporate objectives. For example, organisations need to be convinced that proactive maintenance is in its best interest, and that the measurements (the metrics) verify that maintenance makes sense from a business perspective.

In March 2009, BSRIA held a focus group meeting to develop a set of metrics in consultation with industry stakeholders. The focus group considered the inter-relationship between measuring the performance of a building as an asset and measuring the value or effect of that measured attribute on the organisation. The aim was to identify the important metrics, as well as to gain an initial understanding of how building performance measurements varied according to the use of a building.

Inevitably, the user group’s range of perspectives made it difficult to draw firm conclusions from one meeting. However, the results were developed into an initial set of operating and management metrics. These were then tested by other industry representatives through a second workshop and a telephone survey.

The resulting metrics were grouped into seven key indicators:
*Building running costs.
*Reliability of the building and resilience to failure.
*Flexibility of the internal space.
*Building and systems complexity.
*Productivity of occupants.
*Contribution to corporate image.
*Environmental impact.

A telephone survey was undertaken to test these metrics on a larger sample of 28 building operators. Respondents were categorised into types of properties that they operated. The majority of operators (63 per cent) were running office buildings; 18 per cent were running manufacturing plants, and 7 per cent were running University properties.

When the respondents were asked which metrics they already use, the results were slightly different from those they thought important. There is a tendency to record the metrics that are easy to assess. Metrics that are difficult to assess, such as productivity, are rarely used.

[[File:Building performance metrics.jpg|1058x518px|alt=Building performance metrics.jpg]]

Figure 1: The use of building performance metrics reported by the BSRIA survey. The results from the three building sectors have been aggregated to show the ranking of the metrics (hence the accumulated percentage axis). Each metric is, of itself, a percentage score of the ratio between use and importance.

BSRIA took the ratings for importance and frequency of use to generate a ratio of importance to use for each metric. This highlighted metrics that are not currently used but regarded as valuable in the future.

It is reasonable to assume that if effort is concentrated on the top five most under-utilised metrics, and workable methods are developed, the facilities management community will welcome them.

Of course, facilities managers do not all occupy similar premises or have the same needs. Hence the individual results for manufacturing, universities and offices are separated out in Figure1. This reveals that the three environmental measures are used by all of the universities, but to a lesser degree by manufacturing firms. Less than 40 per cent of respondents in offices were using environmental metrics.

User perceptions, through the use of post-occupancy evaluations or customer surveys, were less important for the office and manufacturing groups, but remain a priority for universities.

The least used measures which are not important to the universities and only of small importance to the offices and manufacturing groups are business impact from disruption, lifecycle costs, flexibility of support systems, remaining liability costs and occupant productivity.

The metric of total facilities management (FM) costs is used by a good percentage of the respondents in each group, although some universities and manufacturing respondents did not regarded the metric as an appropriate measure for their facilities.

While the survey results were interesting, the number of responses was too small for detailed analysis. The results are nonetheless a good indication that different performance metrics are needed for different types of building.

{| cellspacing="0" cellpadding="0" border="0"
|-
|
'''Headline indicator'''

|
'''Suggested metrics'''

|-
| rowspan="4" |
Building running costs

|
Total facilities management cost per m2, workstation, or employee

|-
|
Building cost/business revenue ratio

|-
|
Lifecycle cost per m2, expressed as equivalent annual cost

|-
|
Remaining liability (£)

|-
| rowspan="5" |
Reliability of the building and resilience to failure

|
Availability against plan

|-
|
Planned/reactive ratios

|-
|
The effect of disruption on a business

|-
|
Ease of maintenance for a range of typical maintenance activities

|-
|
Time to reinstate

|-
| rowspan="3" |
Flexibility of the internal space

|
Time and cost to move a single member of staff/office/room, and reconfigure a group of desks

|-
|
Utilisation of space

|-
|
Flexibility of support systems

|-
| rowspan="2" |
Complexity of the building and its systems

|
FM perception

|-
|
User perception

|-
| rowspan="2" |
Productivity of occupants

|
Sick days/full-time equivalent

|-
|
Contribution to personal productivity

|-
| rowspan="2" |
Contribution to corporate image

|
Design Quality Indicator (DQI) assessment – particularly the functionality and impact measures

|-
|
Desirability of location

|-
| rowspan="3" |
Environmental impact

|
Carbon footprint

|-
|
Water footprint

|-
|
Energy use per m2 or per person

|}

----

This article was originally written by Jo Harris and appeared in the March 2010 edition of [https://www.bsria.co.uk/information-membership/bookshop/publication/delta-t-march-2010/ BSRIA’s Delta T magazine]. It has been posted here in a slightly modified form by --[[User%3ABSRIA|BSRIA]] 14:56, 11 December 2014 (UTC).

BSRIA acknowledges the support of the European Commission and in particular its NMP programme for partly funding the I3CON project.

= Find out more =

=== Related articles on Designing Buildings Wiki ===
*BSRIA.
*Building performance evaluation.
*Building performance evaluation in non-domestic buildings guide – an introduction to the tests and methods in non-domestic buildings
*Defects liability period.
*Design quality.
*Energy performance certificates.
*Facilities management.
*Green building.
*Migration strategy.
*Occupation.
*Performance in use.
*Post occupancy evaluation.
*Post project review.
*Soft landings.

[[Category:Client_procedures]]

Green building

2015-11-11T12:26:14Z

SustainableBuild:

= Introduction =

The concept of a green building was developed in the 1970s in response to the energy crisis and people's growing concerns about the environment. The need to save energy and mitigate environmental problems fostered a wave of green building innovation that has continued to this day.

Green buildings are not easily defined. Often known as sustainable buildings or eco-homes, there is a range of opinion on what can be classed as a green home. It is generally agreed that green buildings are structures that are sited, designed, built, renovated and operated to energy-efficient guidelines, and that they will have a positive environmental, economic and social impact over their life cycle. Green specifications provide a good set of guidelines for the building industry, but these are still in the process of being formalised into UK regulation and many are open to interpretation.

= Elements of green building =

Four main areas need to be considered in green building: materials, energy, water and health.

=== Materials ===

These are obtained from natural, renewable sources that have been managed and harvested in a sustainable way; or they are obtained locally to reduce the embedded energy costs of transportation; or salvaged from reclaimed materials at nearby sites. Materials are assessed using green specifications that look at their Life Cycle Analysis (LCA) in terms of their embodied energy, durability, recycled content, waste minimisation, and their ability to be reused or recycled.

=== Energy ===

Passive solar design will dramatically reduce the heating and cooling costs of a building, as will high levels of insulation and energy-efficient windows. Natural daylight design reduces a building's electricity needs, and improves people's health and productivity. Green buildings also incorporate energy-efficient lighting, low energy appliances, and renewable energy technologies such as wind turbines and solar panels.

=== Water ===

Minimising water use is achieved by installing greywater and rainwater catchment systems that recycle water for irrigation or toilet flushing; water-efficient appliances, such as low flow showerheads, self-closing or spray taps; low-flush toilets, or waterless composting toilets. Installing point of use hot water systems and lagging pipes saves on water heating.

=== Health ===

Using non-toxic materials and products will improve indoor air quality, and reduce the rate of asthma, allergy and sick building syndrome. These materials are emission-free, have low or no VOC content, and are moisture resistant to deter moulds, spores and other microbes. Indoor air quality is also addressed through ventilation systems and materials that control humidity and allow a building to breathe.

In addition to addressing the above areas, a green building should provide cost savings to the builder and occupants, and meet the broader needs of the community, by using local labour, providing affordable housing, and ensuring the building is sited appropriately for community needs.

= A holistic approach =

Green building requires a holistic approach that considers each component of a building, in relationship to the context of the whole building, whilst considering the impact on the wider environment and community around it. This is a highly complex approach that requires builders, architects and designers to think creatively, using systems integration throughout their work. There are several technology tools and assessment methodologies that can help builders with this process including BREEAM (Building and Research Establishment Environmental Assessment Method) and EcoHomes.

= Green building in the future =

Although still in its infancy, building green is a rapidly growing trade. UK regulations now demand that green specifications are met in all new building design and development, as part of their wider sustainable development strategy, and this means that green buildings are emerging throughout the country. In an age threatened by climate change, energy shortages and ever-increasing health problems it makes sense to build homes that are durable, save energy, reduce waste and pollution, and promote health and well-being. A green building is more than a model for sustainable living; it can build hope for the future.

This article was created by --[[User:SustainableBuild|User:SustainableBuild]]. It was originally published on Sustainable Build in October 2013 and was written by Jennifer Gray.

You can see the original article [http://www.sustainablebuild.co.uk/GreenBuildings.html here].

= Find out more =

=== Related articles on Designing Buildings Wiki ===
*Building performance metrics. 
*CRC Energy Efficiency Scheme. 
*Display energy certificate. 
*Do green buildings pay? 
*Energy certificates for buildings. 
*Energy targets. 
*Green Deal. 
*Performance gap. 
*Sustainability. 
*Zero carbon homes. 
*Zero carbon non-domestic buildings.

'''External references'''
*Sustainable Build – [http://www.sustainablebuild.co.uk/GreenBuildings.html What is a green building?]

[[Category:Policy]]
[[Category:Sustainability]]

Green building

2015-11-11T12:25:38Z

SustainableBuild:

= Introduction =

The concept of a green building was developed in the 1970s in response to the energy crisis and people's growing concerns about the environment. The need to save energy and mitigate environmental problems fostered a wave of green building innovation that has continued to this day.

Green buildings are not easily defined. Often known as sustainable buildings or eco-homes, there is a range of opinion on what can be classed as a green home. It is generally agreed that green buildings are structures that are sited, designed, built, renovated and operated to energy-efficient guidelines, and that they will have a positive environmental, economic and social impact over their life cycle. Green specifications provide a good set of guidelines for the building industry, but these are still in the process of being formalised into UK regulation and many are open to interpretation.

= Elements of green building =

Four main areas need to be considered in green building: materials, energy, water and health.

=== Materials ===

These are obtained from natural, renewable sources that have been managed and harvested in a sustainable way; or they are obtained locally to reduce the embedded energy costs of transportation; or salvaged from reclaimed materials at nearby sites. Materials are assessed using green specifications that look at their Life Cycle Analysis (LCA) in terms of their embodied energy, durability, recycled content, waste minimisation, and their ability to be reused or recycled.

=== Energy ===

Passive solar design will dramatically reduce the heating and cooling costs of a building, as will high levels of insulation and energy-efficient windows. Natural daylight design reduces a building's electricity needs, and improves people's health and productivity. Green buildings also incorporate energy-efficient lighting, low energy appliances, and renewable energy technologies such as wind turbines and solar panels.

=== Water ===

Minimising water use is achieved by installing greywater and rainwater catchment systems that recycle water for irrigation or toilet flushing; water-efficient appliances, such as low flow showerheads, self-closing or spray taps; low-flush toilets, or waterless composting toilets. Installing point of use hot water systems and lagging pipes saves on water heating.

=== Health ===

Using non-toxic materials and products will improve indoor air quality, and reduce the rate of asthma, allergy and sick building syndrome. These materials are emission-free, have low or no VOC content, and are moisture resistant to deter moulds, spores and other microbes. Indoor air quality is also addressed through ventilation systems and materials that control humidity and allow a building to breathe.

In addition to addressing the above areas, a green building should provide cost savings to the builder and occupants, and meet the broader needs of the community, by using local labour, providing affordable housing, and ensuring the building is sited appropriately for community needs.

= A holistic approach =

Green building requires a holistic approach that considers each component of a building, in relationship to the context of the whole building, whilst considering the impact on the wider environment and community around it. This is a highly complex approach that requires builders, architects and designers to think creatively, using systems integration throughout their work. There are several technology tools and assessment methodologies that can help builders with this process including BREEAM (Building and Research Establishment Environmental Assessment Method) and EcoHomes.

= Green building in the future =

Although still in its infancy, building green is a rapidly growing trade. UK regulations now demand that green specifications are met in all new building design and development, as part of their wider sustainable development strategy, and this means that green buildings are emerging throughout the country. In an age threatened by climate change, energy shortages and ever-increasing health problems it makes sense to build homes that are durable, save energy, reduce waste and pollution, and promote health and well-being. A green building is more than a model for sustainable living; it can build hope for the future.

This article was created by -- [[User:SustainableBuild|User:SustainableBuild]]. It was originally published on Sustainable Build in October 2013 and was written by Jennifer Gray.

You can see the original article [http://www.sustainablebuild.co.uk/GreenBuildings.html here].

= Find out more =

=== Related articles on Designing Buildings Wiki ===
*Building performance metrics. 
*CRC Energy Efficiency Scheme. 
*Display energy certificate. 
*Do green buildings pay? 
*Energy certificates for buildings. 
*Energy targets. 
*Green Deal. 
*Performance gap. 
*Sustainability. 
*Zero carbon homes. 
*Zero carbon non-domestic buildings.

'''External references'''
*Sustainable Build – [http://www.sustainablebuild.co.uk/GreenBuildings.html What is a green building?]

[[Category:Policy]]
[[Category:Sustainability]]