Planning for Sustainable Buildings Refurbish or Demolish?

Transcription

1 Planning for Sustainable Buildings Refurbish or Demolish? Education Building Forum Event 13 th October 2017

2 Turley Education Sector Group Sara Dutfield Director, Planning and Head of Education Sector, Reading Rebecca Lowe Senior Consultant, Sustainability, Birmingham Today s talk: o Standard of facilities and their performance o Why this matters o Key Issues for New build and Refurbishment o Finding the right balance!

3 Context - Facilities o Over 67% of students in the UK place the quality of facilities as the most important factor when choosing where to study. o Studies indicate that the quality of a school s physical resources plays a large role in determining student success. o Austerity how it has affected numbers on roll and the impact of that on the ability to upgrade facilities. o An increasing agenda on Sustainability.

4 Context - Sustainable Development o Consideration of social and economic sustainability as well as environmental issues. o 90% of existing non-domestic properties are EPC Band C or worse with an estimated 20% being EPC Band F or G. o Historically, less than 10% of Refurbishments achieved BREEAM Excellent. o Cradle to grave reporting on embodied carbon, carbon footprinting or green house gas emissions remains voluntary.

5 Sustainability at the heart of the education experience requires refurbishment to be embraced by all as an equal for its potential to deliver sustainable buildings.

6 Key Issues Policy National Local Viability Economic Technical Performance Design In Use

7 Policy National economic, social and environmental gains should be sought jointly and simultaneously through the planning system. Local o Interpretation of national policy o Specific requirements o Varying targets -NPPF Implications for projects

8 Case Study URS Building, University of Reading Challenges: o Cross boundary application o Varying policy requirements Solution: o Detailed pre-application advice from both Local Authorities to determine the best solution o An agreed mid-point target ahead of application submission

9 Case Study Lytham Road Challenges: o Timeframe for completion (school to be operational in September 2017) o Uncertified or formal BREEAM requirement o Site in residential area with mixed consultation feedback Solution: o Modular construction, limited to three storeys o Homes not overlook homes and facilities shared with local community

10 Viability Economic Capital cost Payback Return on Investment Refurbishment costs for schools are typically 50% of the new build cost. - BRE/Sweetts, 2008 Technical Site and location constraints land availability access heritage concerns

11 Case Study Pangbourne College Challenges: o Planning condition for BREEAM Excellent at a private college in Berkshire. o Technical viability - could not achieve the required rating even with significant additional project spend. Solution: o Appropriate justification for the discharge of the condition via an alternative sustainability strategy.

12 Case Study Eastbrook School Redevelopment Challenges: o Significant part of the site in green belt o London Plan Energy/CO 2 policies o Local LB Barking & Dagenham BREEAM Excellent policy o Total uplift of students ~1,800 to almost 3,000 Solution: o Negotiation to relax requirement to BREEAM Very Good o Justification against use of CHP o Way finding for pupils

13 Performance Design o New build conventional, modular o Refurbishment functionality, maintenance o Energy performance (Building Regulations) o Voluntary Standards In Use o Building Management o Performance Gap o Occupant feedback

14 Case Study National College of High Speed Rail Challenges: o o o Primary Energy/ District Heat Network Brownfield, canal side site location High profile occupier, HS2 Ltd and Birmingham City Council seeking BREEAM Excellent Solutions o Sustainability Champion - RIBA Stage 0 o Site options appraised leading to demolition of commercial buildings at Venture Way o BREEAM Excellent achieved

15 Case Study The University of Manchester Challenges: o o o Largest single site University in the UK >38,000 students and over 12,000 staff 240 buildings in total, 24 of which are listed Comparability across all projects The conservation of heritage buildings is not preventative and they can be subject to change as long as this sustains the significance of the building. Solution: o Focus on target setting for individual projects through ESAs as well as Performance in Use (PIU)

16 New Build vs Refurb - Quick Wins and Pitfalls Quick Wins Get a planning consultant / sustainability advisor involved early in the process to consider the options against relevant policy requirements Refurbishment is often cheaper and quicker to complete New build can provide bespoke spaces to meet the educational needs and enhance public realm Sustainable Procurement is a hot topic do you have adequate grasp of your supply chain? Pitfalls Poor costing of options at early stage, sometimes to give the right answer appraisal should not just be cost based Re-use of old buildings can result in sub standard spaces which cannot adapt to future needs and are costly to maintain Value Engineering usually has a knock on effect and this is often detrimental to sustainability performance There is no standard approach and no one size fits all even when there seems to be every project is unique

17 Turley Services BREEAM AP Advice/ Assessment Sustainability Advisor Added Value We are experienced property experts who can join client and/or contractor teams to provide early stage advice on planning, design and sustainability issues, helping to find the best solutions (in social, economic and environmental terms) to deliver sustainable development within the education sector. Core Services for Planning/ Strategic Level Heritage Assessments Planning Economic Appraisal Campus Masterplanning Added Value

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