Great Portland Estates plc - May 2016 Sustainable Development Brief

Transcription

1 Great Portland Estates plc - May 2016 Sustainable Development Brief

2 2 Contents 3 Our business 4 Our approach to sustainability 5 A consistent approach to sustainable buildings 7 Managing the design process 8 Designing energy efficient buildings 10 Water efficient developments 12 Efficient use of resources 18 Benefiting biodiversity 20 Health and wellbeing

3 3 Our business Great Portland Estates is a central London property investment and development company owning over 3.6 billion of real estate. Our strategy is to generate superior portfolio and shareholder returns from a combination of our active asset management, development and investment management skills. We aim to maximise equity returns through the effective reading of the property cycle in a focused market that we know well. Our overall objective for development is to match our development programme to market needs, enhancing rental values and capital returns. Sustainable development is a key part of that programme and we seek ever increasing standards of sustainable design. Our objective is therefore to reduce the cost and risk of obsolescence and enhance long-term value by developing sustainable buildings. We believe that sustainable design is also good, efficient design. By driving efficiency in all that we do, we reduce both material consumption and long-term costs, making our assets more attractive to investors, purchasers and tenants and consequently enhancing value to our business.

4 4 Our approach to sustainability Our Sustainability Strategy, Sustainability Tracker and our Development Brief form our Sustainability Framework. The Strategy applies to all our projects and together with the Development Brief describes how we expect our project teams to approach sustainable design. We do not set a prescriptive approach and we encourage our teams to seek the most appropriate solution to achieve each target. In addition to our overarching strategy we consider the following issues to fall within the scope of sustainable development: Cost and Economics Ensuring the projects we develop offer long-term investment and tenant value to protect our asset and deliver long-term efficiency to our tenants. Energy and Natural Resources Ensuring our developments use energy and other natural resources efficiently, minimising their demands on the environment. Water Developing buildings that minimise their water use, selecting appropriate techniques for displacing potable water and ensuring that process water consumption is minimised. Materials, Waste and Recycling Building schemes that prioritise material efficiency and waste minimisation, and developing sustainable supply chains. Pollution Our developments result in an improvement in baseline environmental conditions, whether it be air quality within our developments, noise or flood risk. Land Use and Ecology Maximising the site and ensuring that open spaces provide ecological and amenity value and enhance the scheme. Usability Making our buildings comfortable, healthy, simple and intuitive to use, integrating well within their surroundings and ensuring high levels of staff productivity. Mobility Ensuring our developments maximise sustainable transport options through good connections to public transport and reducing reliance on private cars. Cultural and Perceptual Developing spaces that offer cultural diversity, enhancing the area to create social value. Placemaking Delivering a development that provides a sense of place. Adaptation Ensuring our developments are designed for the warmer, wetter winters and hotter, drier summers they will experience due to changes in our climate. Continuous Improvement Enhancing the performance of our developments through constantly learning from previous projects, using the Soft Landings process and postoccupancy evaluation The Sustainability Tracker acts as a record of each development s performance across a range of key indicators, related to the topics above. To provide a consistent approach to certifying sustainable buildings and to allow benchmarking across our portfolio, we will aim to achieve a BREEAM rating of Excellent on all new build developments and Very Good or Excellent on refurbishments.

5 5 A consistent approach to sustainable buildings Each development presents specific challenges and opportunities to develop high quality sustainable properties. We do not adopt a fixed set of criteria to be applied to all projects. This approach gives our design teams the flexibility to select the most appropriate design choices and consider the merits of all options on a project by project basis. We do however require all strategic decisions on our projects to be appraised using a consistent approach. This requires input from all members of the design team and will entail the review of design proposals to determine the best practicable environmental option. Decisions must be documented to review why a solution was selected, and equally as importantly, why an approach was rejected. The following diagram outlines the topics to be considered within the appraisal process, and the required team members necessary to inform the decision fully. There are a number of specific Key Performance Indicators to achieve on all projects. These relate to our corporate Sustainability Strategy, and to industry best practice. Some Key Performance Indicators (KPIs) are prescriptive and determine exact levels of performance to be achieved, whereas others require fully appraised feasibility studies to be undertaken to determine the most practical means to achieve our objectives. This document does not set out all of the KPIs to be achieved, and is not exhaustive, the Sustainability Tracker must therefore be consulted for further guidance. The Sustainability Tracker incorporates all targets and assigns a lead project team member for each target. The tracker should be a live dynamic document used for managing and recording sustainable design deliverables. The document issued to the team at the commencement of a project is understandably restricted in the level of detail it can require, as design solutions will need to be tested during design development. Selecting the best practicable environment option Contractor Architect MEP Engineer Structural Engineer Great Portland Estates External Project Manager Sustainability Consultant Specialist Consultants Cost Consultant Grants and incentives Ease of installation Fit-out constraints Reliability Planning requirements Life cycle cost Design costs Appraisal Resource savings Market perception Ease of maintenance Legislative requirements Appraisal report Flexibility Future requirements Recommendation made Programme implications

6 6 A consistent approach to sustainable buildings We expect design teams to update the Sustainability Tracker as design decisions are reached, and add detail on deliverables as the project progress through design and construction. An example of this process is shown below, where our corporate target to exceed Part L 2013 by a minimum of 25% is tracked throughout the RIBA stages with clear deliverables outlined at each stage, encouraging project teams to explore viable technologies to exceed this minimum target through innovation wherever possible. The tracker will be distributed to all project team members along with appointment documents to outline our key requirements Design and delivery consultants and contractors should consult the Soft Landings brief to ensure its requirements have been worked into all stages of the development process. The Soft Landings process will be adopted at a relevant scale for all Great Portland Estate development projects to improve the flow of essential building information and the performance of the proposed building in operation. This will enable the project team to work towards meeting and exceeding Great Portland Estates expectations for the operational building through the design, construction, commissioning, and hand over processes and throughout building operation. Executed well, adoption of this process will help ensure that the proposed building functions as intended; via a smooth handover the operators and occupants will fully understand how the building operates and ensure that Great Portland Estates sustainability objectives are met throughout the building life cycle. Selecting the best practicable environment option RIBA Stage A/B RIBA Stage C RIBA Stage D RIBA Stage E RIBA Stage 1 RIBA Stage 2 RIBA Stage 3 RIBA Stage 4 Exceed Part L 2013 by 25% Energy strategy Photovoltaics Specification Drawings CHP feasibility revisited CHP not viable Preliminary Part L Study High performance chillers Centralised hot water High performance glazing Air tightness of 3.5m 3 /m 2 /hr Specification and drawings 8W/m 2 lighting Heat recovery Agreement for Lease Agreement for Lease

7 7 Managing the design process We see the Sustainability Brief and Sustainability Tracker as central to the delivery and management of our development and refurbishment projects. The Sustainability Tracker has been designed to be, and is expected to be used as, an active project management tool that reports progress against our targets and objectives at regular intervals during the design and construction process. In order to ensure that our sustainability strategy is fully embedded in our projects, we require project teams to report progress on a monthly basis against the agreed project objectives. This will be managed in the following way: The Sustainability Tracker will be generated by the GPE Project Manager using the Excel spreadsheet. The External Project Manager and GPE will then agree responsible parties and details of deliverables with the project team and the External Project Manager will update the spreadsheet with the agreed responsibilities and deliverables. The BREEAM AP will be responsible for maintaining the Sustainability Tracker throughout the project and ensuring that the appropriate responsible parties provide a response against each of their responsibilities on a monthly basis. This will be managed by reporting by exception where targets have not or cannot be met at the monthly Principals Meeting. The BREEAM AP is to issue the up-to-date Sustainability Tracker to the GPE Head of Projects and Head of Sustainability on a regular basis. Where a target cannot be met, the lead responsible party will prepare a file note or report detailing why the target cannot be met or the target was discounted. This should detail specific reasons for rejection and should be sufficiently robust to meet external audit requirements. A full review of the Sustainability Tracker should be conducted at the conclusion of each RIBA stage, and the contents of each target updated accordingly at the conclusion of each stage. The BREEAM AP will collate responses from the design and construction teams at each RIBA stage and will be responsible for updating the Sustainability Tracker. The Sustainability Tracker is to be included in each RIBA stage report, updated to reflect the design or construction information available at that stage in the project.

8 8 Designing energy efficient buildings Our first priority is always to reduce energy demand in the first instance through appropriate massing, orientation and fabric design, before focusing on building systems efficiency and low and zero carbon technologies. All of our new build projects must look to improve on Part L 2013 by a minimum of 25%, and should consider the likely Part L requirements at the time they are due to come to market. All developments should continuously assess the potential benefits of new technologies and systems. Innovative approaches to energy efficiency should always be explored to drive down building energy consumption and minimise resulting carbon dioxide emissions. Our buildings should also deliver cost effective means of reducing energy consumption. The integration of low and zero carbon technologies must be considered, however it should be demonstrated that they are the most appropriate technology for the development concerned. From early concept design for new and refurbishment projects, a standardised approach must be taken in order to derive the correct solution to deliver energy efficiency. The approach gives flexibility to the design team to explore options to ensure that the most appropriate solution is utilised for a given project. At concept stage, an energy strategy should be developed for the project. The study should be undertaken in accordance with the process and content described on page 4 A consistent approach to sustainable buildings. The Energy Strategy should consider all of the following approaches, and should justify the inclusion or exclusion of the approach using the above criteria: Massing and orientation Optimising natural daylight Optimising solar gain Limiting overshadowing Optimising insulation Minimising cold bridging Optimising air tightness Optimising thermal mass Using light coloured materials Incorporating green roofs and green walls Maximising natural ventilation potential Developing innovative servicing strategies Using efficient heating systems Including heat recovery Maximising natural cooling Selecting efficient ventilation systems Incorporating low energy mechanical services Maximising energy efficient lighting Incorporating other energy efficient and saving equipment, including automated controls and metering Connecting to an existing district heating or cooling network Expanding an existing district heating or cooling network and connecting to it Establishing a site wide network and enabling the connection of existing buildings in the vicinity On-site low carbon technologies Renewable energy systems Each approach should be appraised based on predicted total carbon and energy savings, and carbon and energy savings per unit life cycle cost to ensure the solutions with the greatest long-term benefits are selected for the scheme. The energy strategy should be taken as a starting point for the development project. As the scheme progresses through design and into construction the design team should review how the energy strategy concept has been developed within the design to ensure the concept vision remains appropriate and cost-effective for the development concerned. The Sustainability Tracker should be used for this purpose.

9 9 Designing energy efficient buildings Energy Exceed Part L 2013 by 25% Massing and orientation Natural daylight Solar gain Overshadowing Insulation Cold bridging Air tightness Thermal mass Light coloured materials Green roofs and walls Natural ventilation Innovative servicing strategies Efficient heating systems Heat recovery Natural cooling Efficient ventilation systems Low energy services Energy efficient lighting Efficient equipment Connecting to district energy network Expanding district energy network Establishing district energy network On-site low carbon systems Renewable energy systems Appraisal Energy strategy Specification and drawings

10 10 Water efficient developments A growing population and more sporadic rainfall has increased the pressure on supplies, and as a result we require our projects to determine the most efficient means of using water. We require all developments to reduce water consumption to 25% lower than the baseline levels set in BREEAM for bathrooms and kitchens, but also require water to be considered when selecting building services solutions. Water use from cooling towers is substantially greater than use from office toilet facilities, and therefore their use needs to be carefully considered when selecting the cooling strategy. Market requirement is a key concern when developing the water strategy for our developments. This is particularly crucial for residential development, where the bathroom and kitchen specification are seen as indicators of the quality of accommodation and hence value. Water strategy must therefore be considered during early concept design to ensure that the best practical environmental options are utilised within the scheme. The choice of conventional male and female or mixed sex individual cubicles can make a significant difference to both space requirements and water consumption, and the decision should be taken with the full agreement of the team. Additionally, the selection of sanitaryware should be made in collaboration with the full project team. The water strategy should also aim to account for water to be used for irrigation, aiming to specify drought resistant planting and species with reduced irrigation requirements. Whilst we encourage the implementation of rain water and grey water recycling at our properties, we acknowledge the additional impacts of these systems in terms of materials, energy and maintenance cost for additional tanks, pumps, pipework and treatment; these factors should be considered when reviewing the viability of water recycling options. We will also strive to reduce surface water run-off rates for all developments, through the use of sustainable urban drainage systems, such as attenuation devices at ground level and blue roofs, which attenuate rainfall run-off at roof level. Blue roofs also have the potential to provide rainwater storage for irrigation and may help to mitigate building cooling loads during periods of hot weather. The water strategy produced at concept stage should be taken as a starting point for the development project. As the scheme progresses through design and into construction the design team should report on how the water strategy has been developed within the design to ensure that the final strategy is appropriate for the completed development.

11 11 Water efficient developments Water consumption Exceed BREEAM baseline water consumption by 25% Waterless urinals WC taps Dual/single flush WCs Disabled facilities Shower specification Hot water strategy Rainwater harvesting Greywater harvesting Blackwater treatment Sewer capacity Tenant expectations Superloos Kitchen/tea point fittings White goods Process water Appraisal Cooling system consumption Condensate recovery Water strategy Irrigation strategy and drought resistant planting Specification and drawings

12 12 Efficient use of resources We aim to make best use of the planet s natural resources during design, construction and operation of our buildings, and to have regard to the longevity of building design. We require all of our projects to maximise use of resources and minimise waste by careful selection of materials and sustainable disposal methods. We expect all of our projects to divert at least 95% of non-hazardous demolition waste, and 95% of nonhazardous construction waste from landfill. We also aim to account for the carbon dioxide embodied within the sub-structure, super-structure and façade. Making best use of natural resources starts at the inception of the project through material selection, minimising construction and demolition waste and maximising recycling rates. Responsible design also has the ability to incorporate flexibility for future changes of building use and potential changes in climate, reducing the need for demolition and allowing buildings to be repurposed. Embodied Carbon It is increasingly understood within the construction industry that the energy and carbon dioxide embodied within construction materials can make up a significant proportion of the total greenhouse gas emissions associated with a building, in addition to the operational emissions. Embodied carbon dioxide accounts for the energy associated with material extraction, processing, transportation and demolition of construction materials, and the proportion of embodied carbon dioxide associated with construction projects is likely to increase in future as operational emissions are further reduced. Standardised industry assessment methods have been conducted to analyse the carbon dioxide embodied within our construction projects. Based on the conclusions of these assessments, our developments are expected to minimise embodied carbon dioxide by considering the following measures: Targeting high recycled steel content Targeting high recycled aluminium content Utilising ground granulated blast furnace slag as a cement substitute Sourcing concrete as locally as possible Utilising reusable or recyclable formwork Utilising recycled content in raised access flooring and acoustic ceiling panels Using powder coating as opposed to anodising for aluminium cladding where durability can be demonstrated Using natural insulation products Targeting a high recycled content when specifying: Mechanical, electrical and public health items Vertical transportation systems Plasterboard partitions and studwork The tracker should be used to demonstrate consideration of these measures. Waste Management Historically, control of construction and demolition waste has been left to the contractor, and the contractor s scope for reducing waste has been limited by the design they have to build. Progress has been made over recent years; however, improvements can still be made. A Designing Out Waste workshop must be held early in the design process to look at the most efficient way of constructing the building. This should be reviewed periodically to ensure the original principles are maintained. We expect our designers, specifiers, contractors and suppliers to work cohesively to ensure the supply chain minimises the amount of waste produced during construction as far as practicable. The use of supplier take-back schemes and introduction of reusable packaging and delivery systems are strongly encouraged. Through careful programming, we expect our construction teams to minimise the time materials are on-site before installation to reduce the risk of damage or spoiling. Our developments should therefore generate no more than 7.5m³ (or 6.5 tonnes) of construction waste (excluding demolition and excavation waste) per 100m² of GIA. Evaluation of performance should be through a fully auditable resource management plan or site waste management plan clearly identifying the breakdown of waste streams (excluding the demolition and excavation waste).

13 13 Efficient use of resources We also expect our buildings to provide excellent facilities for the management of operational waste once the building is in use. Over the design life of a building, it may produce three to four times more operational waste than construction waste, based on current benchmarks. Our designers should ensure that good provisions are made for the storage of waste, and these make recycling easy for tenants and building management staff within our buildings. Through our building management operations, we will engage with our tenants and waste contractors to reduce the amount of waste produced and move the waste that does arise higher up the waste hierarchy. Responsible Sourcing Our designers specify the materials to be used within our developments. All timber products supplied for either temporary or permanent inclusion in works at our properties must be certified as legally and sustainably sourced, as defined by the UK Government Central Point of Expertise on Timber (CPET). CPET currently approves two certification schemes as providing evidence of legal and sustainable sourcing the Forest Stewardship Council (FSC) and the Programme for the Endorsement of Forest Certification (PEFC). Suppliers must provide Chain of Custody evidence, including certificates, delivery notes and invoices to confirm compliance with this requirement. FSC is the preferred scheme due to the inclusion of aspects in connection with human rights for communities and forest workers. For all other construction products and materials, we support and give preference to the procurement of products from suppliers who are able to demonstrate compliance with a recognised responsible sourcing scheme, certified by a third party. For example: certification to the BRE BES 6001 Framework standard for Responsible Sourcing of Construction Products, including compliant schemes like Eco- Reinforcement; membership of a sector-specific scheme. We use BREEAM and SKA to provide a framework for sustainable development and refurbishment, and additional information with regard to responsible sourcing may be required to achieve these accreditations. The team should carry out regular site visits not only to verify the quality of the materials to be procured, but in part to verify the origin and review the processing of materials. All consultants and contractors are required to comply with the GPE Supplier Code of Conduct. Building Information Modelling Building Information Modelling (BIM) has the potential to revolutionise the way we design, construct and operate our buildings. By sharing three-dimensional and asset data across all stakeholders, the use of BIM can provide many benefits in terms of resource efficiency. We therefore consider the use of BIM on all new building projects and refurbishment projects. Outputs from BIM can provide exact quantities of materials that need to be procured, leading to reduced waste through over-ordering. Additionally, construction programmes can be better managed, meaning that materials can be delivered to site exactly when they re needed. This reduces the risk of damage to materials when on-site and potentially reduces vehicle movements for delivery to site. The use of BIM across the project team can also lead to more items being prefabricated off-site. This can reduce waste, increase construction quality and speed up construction times. The integration of outputs from multiple disciplines during the BIM design process leads to better co-ordination of design development, also reducing the time spent on-site. Adaptability The efficient use of construction resources means that buildings should be able to adapt to changes in use and tenancy.

14 14 Efficient use of resources In order for a building s function to be adaptable to change, the design of the structure, façade, services and building plant need to be considered to ensure they are capable of significant alteration which will facilitate a building change of use. Each new-build and refurbishment project should therefore commission a functional adaptability study to assess the building s potential for a change of use at some point in the future. The functional adaptability analysis will be different for every building but should typically consider: Plant replacement strategy Structural adaptability Façade replacement Tenant adaptability guidance Adapting to Climate Change Whilst we make a significant effort to reduce our contribution to climate change, our buildings should also be capable of withstanding the impacts of extreme weather events arising from climate change. These events can create conditions beyond the initial design parameters, potentially affecting the building structure, systems, materials and health and safety of occupants. This could clearly have knock on-effects on business continuity and the longevity of the building itself. A systematic risk assessment should therefore be carried out on all projects to enable a climate change adaptation strategy to be produced. This assessment should typically cover the following: Structural stability Structural robustness Weather proofing and detailing Material durability Health and safety of building occupants and others Impacts on building contents and business continuity Within the above categories, the risk assessment would typically consider the effects of climate change on: Overheating, cooling and plant sizing Urban greening and the urban heat island effect Flood risk management and sustainable urban drainage systems Water consumption

15 15 Efficient use of resources Waste management Divert 95% of non hazardous demolition waste from landfill Divert 95% of non hazardous construction waste from landfill WRAP Designing Out Waste workshop Pre demolition audit Site Waste Management Plan Site Logistics Plan Supply chain management Supplier take back schemes On site materials reuse Materials storage Standardisation of materials Off site fabrication Packaging waste Waste swapping Contractor selection Staff training Dedicated waste storage Appraisal Waste strategy Method statements and procedures

16 16 Efficient use of resources Embodied Carbon Minimise the embodied CO2 within the structure, cladding and building services Targeting high recycled aluminium content Targeting high recycled aluminium content Utilising ground granulated blast furnace slag as a cement substitute Sourcing concrete as locally as possible Utilising reusable or recyclable formwork Utilising reusable content in raised access flooring and acoustic ceiling panels Using powder coating as opposed to anodising for aluminium cladding Using natural insulation products Targeting a high recycled content when specifying Mechanical, electrical and public health items Vertical transportation systems Plasterboard partitions and studwork Appraisal Specifications, drawings, method statements and procedures

17 17 Efficient use of resources Climate Change Adaptation Climate change adaptation Hotter/drier summers Overheating, cooling and plant sizing Urban greening and the urban heat island effect Flood risk management and sustainable urban drainage systems Hazard identification Hazard assessment Risk assessment Risk estimation Wetter/milder winters Flooding and water scarcity Structural stability Structural robustness Weather proofing and detailing Water consumption Risk evaluation Adaptation strategy Implementation of feasible solutions Material durability Health and safety of building occupants and others Impacts on building contents and business continuity Transportation methods

18 18 Benefiting biodiversity Urban wildlife can have many benefits. Development not only comprises a risk of impact on biodiversity, but also provides a significant opportunity for biodiversity enhancement within the urban environment. In order to maximise accommodation of opportunities within the proposed design, we require biodiversity to be considered during the early concept design stages of the development. Early consideration will also enable legal and planning constraints to be identified early in the development process, allowing sufficient time for avoidance measures or suitable mitigation to be developed. To inform this, all sites should be surveyed by a professional ecologist at an appropriate stage in the process, prior to the start of any works on-site. We require all of our developments to result in an increase in ecological value once completed. This could be through the provision of areas of green space or tree planting, or the introduction of features for use by roosting bats or nesting birds. Appropriate solutions should be identified that reflect the site conditions and local needs, referring to local and national biodiversity action plans to provide environments for priority species and habitats that are the most threatened and are requiring conservation action. We encourage the introduction of planting to our projects, ensuring that it is appropriate to its setting and can tolerate the conditions it is likely to encounter. Consideration should be given to the inclusion of drought tolerant species to ensure planting is resilient to the effects of climate change. Where practical, we prefer to see the use of native UK plant species where they can achieve these requirements, but as a minimum all species must have a known benefit to wildlife. In the urban environment, green roofs and green walls provide one of the principal methods of providing significant biodiversity enhancement and can provide valuable amenity space on our buildings. Green roofs in particular can provide a range of ecosystem services and benefits, including temperature regulation, mitigation of the urban heat island effect, protection of watersheds by intercepting run-off, uptake of pollutants from rainwater and the air, and visual amenity. Further to this, green roofs can have a beneficial impact on the performance of photovoltaics by introducing localised cooling, and subsequently increasing efficiency. We require changes in ecological value to be assessed and reported using the Chartered Institute of Ecology and Environmental Management Guidelines for Ecological Impact Assessment, as this is the most authoritative guidance on assessing change in ecological value of sites. Assessments should also be made using the current established BREEAM methodology. Where valuable ecological features are present on-site, these should be managed and protected during construction and operation in line with BS 42020:2013. A biodiversity champion should be appointed by the contractor to be responsible for the monitoring of biodiversity progress on the development, and building management should be trained on biodiversity matters on building handover. Post-completion management of on-site biodiversity, in particular habitat planting, is crucial to ensure the biodiversity benefits provided continue over the lifetime of the building. As a result, we require all development projects to include a BS 42020:2013 compliant Landscape and Habitat Management Plan to be developed. The Plan should include specific detail regarding maintenance requirements, including watering requirements, and responsibility for maintenance activities. The Plan should be developed during construction, ensuring biodiversity enhancements are incorporated at an appropriate time, and be passed on following completion of the development.

19 19 Benefiting biodiversity Biodiversity All major developments to result in a net improvement in site biodiversity Survey of pre-start site conditions Designated/protected sites Protected species surveys Local BAP priority habitats Legal obligations Green roofs Green walls Ground level landscaping Fauna habitat aids Habitat/species protection Monitoring Landscape design Biodiversity Action Plan Construction staff training Long-term management/maintenance Appraisal Biodiversity strategy Specifications, drawings, method statements and procedures

20 20 Health and wellbeing Creating healthy workplaces enhances employee wellbeing and productivity. Given that staff costs account for around 90% of business operating costs, improvements to employee productivity can have a significant financial implication for employers. It has also been established that employee productivity is increased in buildings that enhance the health and wellbeing of their occupants. Significant contributors to occupant health and wellbeing include: Air quality Lighting design Thermal comfort Acoustics Encouraging physical activity Views out Biophilia Reduced emissions of volatile organic compounds from paint finishes and fit-out materials Nutrition All our developments will adopt an integrated and inclusive approach in order to ensure that relevant and applicable health and wellbeing aspects are considered during the design process. Our buildings are constantly monitored and aspects such as air quality, water quality and lighting will be measured, recorded and disseminated in order to ensure a high quality indoor environment. Our designers are tasked with considering the adverse health effects than can be caused by pollution and spending excessive periods of time inside. We aim to create a comfortable, clean and productive environment within all our developments. We will assess occupant satisfaction using postoccupancy evaluation (POE) techniques, using results to gauge the degree of occupant satisfaction regarding the building and operational environment. These results will also be used to benchmark buildings within our portfolio. Conclusions from this analysis will also inform future developments by replicating beneficial design features. The POE process should also include feedback from facilities management. We would expect POE to cover the following: A review of the design and construction process The internal environmental conditions Control, operation and maintenance Facilities and amenities Access and layout Resources consumption (energy, water), including the performance of any sustainable features or technologies (e.g. PV) By designing buildings that inspire a healthy internal environment, we will encourage tenants to consider health and wellbeing as part of their fit-out process by focusing on the following areas during base build design: Indoor air quality Water quality Views out and daylighting Lighting design Noise levels Thermal comfort Encouraging occupants to participate in physical activity, such as using stairs instead of lifts where possible