Bridging the performance gap Soft Landings: the last-chance saloon? Roderic Bunn, BSRIA

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1 The image cannot be displayed. Your computer may not have Bridging the performance gap Soft Landings: the last-chance saloon? Roderic Bunn, BSRIA How long before we recognise we need to do things differently? The PROBE Project Energy consumption a factor of 3 higher than 1990 benchmarks Feature packed, but not functional Unmanageably complex controls Buildings not finished at PC Low Carbon Buildings Performance 23 projects awarded DECC grants for renewables and Carbon Trust mentoring Feature packed, but not functional Unmanageably complex controls and BMS Buildings not finished at PC Energy consumption over 3 times Part L compliance calculations LZC technologies often risky, fragile and deliver less than promised million TSB-funded Building Performance Evaluation Same again? Looking very much like it Energy sub-metering unhelpful and often inaccurate BMS systems too confusing and impenetrable to operators Excessive layering of bespoke controls packages 1

2 The image cannot be displayed. Your computer may not have In PROBE we found that clients hadn t spent their money wisely. They should do things they really need to do and if they have a bit of money left at the end, to do the icing on the cake. Often there s too much icing and not enough cake. Glitzy buildings tend to be feature packed, but often the features don t sit on top of a functional core. This can be architectural solar panels on top of boiler plant which, if the solar panels had been left out, could have been made more intrinsically efficient Bill Bordass, Usable Buildings Trust March 1999!!! Déjà vu, all over again 2

3 The image cannot be displayed. Your computer may not have The image cannot be displayed. Your computer may not have Credibility gaps between virtual performance and actual performance kgco2/m 2 per annum Fabric and systems efficiency improvements Regulatory requirements Renewables contribution Actual performance Benchmarks 0 Ty pic a l Good % 2006 Target PERC overall B uil ding I ni t i al pr ac t i c e Re gul a t i ons r e duc t i on Emissi ons e mi ssi ons Emi ssi ons consumpt i on including up R at e ( TER ) r e duc t i on Ra t e ( BER) ( first year) t o 10% f or r e ne wa bl e s Benchmarks Building Regulat ions PERC (Percentage Emissions Reduction Commitment) 3

4 The image cannot be displayed. Your computer may not have It s not just about energy 4

5 Stoke Local Service Centre Stoke Local Service Centre 5

6 Courtesy: AEDAS R&D 6

7 The image cannot be displayed. Your computer may not have We are STILL flying blind on our low carbon journey Tighter environmental regulation is increasing pressure for greater predictability of the end product we need to learn from experience Post occupancy evaluation is still not routine and neither is there a culture of fine-tuning, follow-through after completion, and feedback into design Design inputs are not the same as operational outcomes A building s energy and carbon performance is not simply the sum of its technical parts Buildings not operationally ready at handover, and current contracts encourage cut-the-tape and walk away. Fine tuning is needed, especially with advanced or complex technology The closer building design gets to the cutting edge of performance, the more crucial it becomes to get the systems working correctly We d rather spend 100 million on a building and hope it might work, then before to show that it should, and afterwards to make sure that it did Paul Morrell, Chief Construction Advisor 7

So, bridging the performance gap Is Soft Landings our last-chance saloon? A revolution in the way projects are delivered Soft Landings A small change in the way we do things By Roderic Bunn.

8 So, bridging the performance gap Is Soft Landings our last-chance saloon? A revolution in the way projects are delivered Soft Landings A small change in the way we do things By Roderic Bunn..A big change in the way we think, behave and interact Challenges and opportunities The success of projects will now be judged on their operational outcomes, not their design specifications Practical completion will no longer the point at which a project team begins to disband Everyone in the project team will take custody of building performance 8

9 The image cannot be displayed. Your computer may not have A five stage approach to closing the performance gap Stage 1: Inception and briefing Clarify operational outcomes in the client s requirements Stage 2: Design development & construction Review past experience, agree performance metrics, agree design targets, regularly reality-check Stage 3: Pre-handover Prepare for occupation, train FM staff, demonstrate control systems, review monitoring strategy of occupants and energy use Stage 4: Initial aftercare Support staff in first few weeks of occupation, be resident on site to respond to queries and react to emerging issues Stage 5: Long term aftercare Monitor, review, fine-tune, and perform periodic feedback studies for up to three years Birmingham City University Institute of Architecture and Design 61 million, m students BREEAM Excellent objective Designed for buildability, usability and manageability Soft Landings built in to Project development, tender, and D&B contractor s proposals Occupation in September

Elizabeth II Court: Soft Landings in all but name A classic opportunity for demonstrating low carbon refurbishment Shows what is possible given enough time, budget, and a design brief that is

objectives for the refurbishment The redeveloped 3000 m 2 East block was completed in December 2008 Bennetts Associates and Ernest Griffiths refurbished the buildings by stripping back to the

10 Elizabeth II Court: Soft Landings in all but name A classic opportunity for demonstrating low carbon refurbishment Shows what is possible given enough time, budget, and a design brief that is informed by analysis and feedback from the existing building Ambitions for energy use and occupant satisfaction were well informed and realistic Sustainability and energy efficiency were key project objectives for the refurbishment The redeveloped 3000 m 2 East block was completed in December 2008 Bennetts Associates and Ernest Griffiths refurbished the buildings by stripping back to the structure and adding new facades and comfort systems Energy targets set to 57 kwh/m 2 per annum for fossil fuel and 66 kwh/m 2 per annum for electricity Combined carbon dioxide emission target of 35 kgco 2 /m 2 per annum was equivalent to a 10% improvement over Energy Consumption Guide 19 Completion December Hampshire County Council (HCC) and the Carbon Trust carried out performance monitoring November 2009 to October month monitored results have come in at 131 kwh/m2 per annum, 7 per cent higher than the original design target 10

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12 Difficulty Soft Landings is yet another set of activities to plug into an already highly populated and prescriptive set of procurement procedures will they be ignored? Opportunity A chance to streamline procurement, and embed operational outcomes through briefing, design, construction and handover? (Integrated teams. No penalties! Incentives where possible) Difficulty Proving the cost benefits, as there are many financial variables on all projects (beneficial energy tariffs, negotiated maintenance contracts, tender versus final accounts). Proof of benefit slips through fingers Opportunity Can we afford not to do it? Particularly if renewables and other technologies are adding unmanageable complexity and more asset management, rather than driving down cost and improving customer benefit? Key aims to carry out a huge programme of work, stretching out over at least the next 40 years to make use of that workload to reform the structure and practice of the industry to export the products, knowledge and skills of a modernised industry to play its part in readying society and the economy for a resource efficient future, beyond fossil fuels 12

13 The image cannot be displayed. Your computer may not have Latest steps Creation by the Cabinet Office of a Soft Landings Task Group The Group s primary outputs will be: A map of FM and client input required in all stages of the design and construction process A handover Soft Landings process from construction to FM A robust post-completion proving period The FM Soft Landings Task Group will comprise of Government FM practitioners, suppliers and industry bodies The group will be run by the Government Property Unit and accountable to the Government Construction Board The first kick off meeting is on 17 th October So what else do we need? Regulatory push? It would be helpful for the regulatory framework (Part L) to promote it, but only to encourage culture change, not to force Soft Landings to be a contractual deliverable Project certification system? The industry has enough certification schemes, one for Soft Landings would add cost, swarms of trained assessors, licence fees etc, without necessarily delivering actual benefit Competency scheme in Soft Landings techniques? For an opensource methodology, this is probably the best route to driving the adoption of SL, with training, and project self-audit supported by POE KPI proof (for organisations and individuals). ATTMA is a good model Supporting guidance This is desperately needed for funders, clients, project managers, contractors, and for standard forms of contract for the main forms of procurement (Via OGC?) Public sector procurement guidance for Gov depts, for planners, for funders and for Building Control 13

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Soft Landings. The problems we face and the challenge ahead. Roderic Bunn, BSRIA

Soft Landings. The problems we face and the challenge ahead. Roderic Bunn, BSRIA Soft Landings The problems we face and the challenge ahead Roderic Bunn, BSRIA Soft Landings workshop 1. An overview of building performance issues 2. How we need to change the way we think, and the way