A business case for sustainability Matt Dickinson
Existing buildings the biggest challenge Non-domestic buildings 70% of non-domestic buildings pre-date part L (1985) 40% of buildings in 2050 will pre-date Part L (1985) New build represents 1-2% of floor space in any 1 year New and refurbished buildings only touch the surface of existing building stock
Drivers for a Sustainable Approach Oil price fluctuations Fuel security PUBLIC OPINION Media Environmental Lobbyist STAFF OPINION Recruitment and Retention Fight for Talent Carbon Reduction Commitment Energy Performance Certs Display Energy Certs Carbon Taxation Reduced Maintenance Lower Utility Costs Reduced Sickness Improved Productivity
Electricity prices 2004 to 2009 14.00 12.00 10.00 p/kwh 8.00 6.00 Very Large Medium Small 4.00 2.00 0.00 2004 2005 2006 2007 2008 2009
Gas prices 2004 to 2009 4.500 4.000 3.500 3.000 p/kwh 2.500 2.000 1.500 1.000 0.500 0.000 2004 2005 2006 2007 2008 2009
Carbon Reduction Commitment A Carbon Trading Scheme for the largest 5000 UK organisations which has been designed to encourage carbon REDUCTION. Will impact hotels, retailers, local authorities (inc schools), NHS trusts, airports and many more Inclusion criteria for full participants based on 6000MWh through HHM in 2008. In real terms if organisational spend on electricity is over 500,000 then ought to be is required on all carbon emissions from fixed concerned. Measurement and reporting assets once included in scheme (electricity and gas/oil etc.) Purchase of carbon credits required initially costing 12/tonne Involved revenue recycling mechanism in place to determine how much participants will received back from the cost of carbon credits determined by league table performance derived from Carbon reduction, early action and growth measures.
Shift in DEC distribution from 2009-2050
Value of Occupying Sustainable Buildings Energy Saving (EPC D to B) 16 /m 2 /year Water Saving (Part L to BREEAM VG) Sickness Reduction (39% reduction) Productivity Improvement (5% increase) TOTAL Other Benefits to Occupier Other Benefits to Investor 1 /m 2 /year 126 /m 2 /year 462 /m 2 /year 605 /m 2 /year Brand, CSR, Recruitment and Retention Marketability, longer life, stable cashflows
Carbon emissions by end use in the UK s non-domestic buildings, %
Cost-effective energy efficiency measures
Interest free loans for public sector
Microgeneration Technologies Heat pumps Solar thermal hot water Wood-fuelled boilers Pellet stoves Wind turbines Micro-hydro turbine Solar photovoltaic (PV)
Renewable energy tariffs Reproduced from REA presentation at RE Tariff Conference, March 09
Case Study: Driving Sustainability of an Existing Portfolio Matt Dickinson
BREEAM In-Use BREEAM In-Use is a new scheme to help building owners and occupiers to reduce the environmental performance and running costs of existing buildings. It consists of: a standard An easy-to-use assessment methodology and a 3rd party certification process Providing a clear and credible route map to improving sustainability
Benefits of BREEAM In-Use Reduce operational costs Enhance the value and marketability of property assets Give a transparent platform for negotiating building improvements with landlords and owners Provide a route to compliance with environmental legislation and standards, such as energy labelling and ISO 14001 Give greater engagement with staff in implementing sustainable practices Provide opportunities to improve staff satisfaction with the working environment with the potential for significant improvements in productivity Demonstrate your commitment to Corporate Social Responsibility (CSR) Improve organisational effectiveness Provide a genuine badge of proven sustainability
Basic Attributes Quick and simple Separate the physical characteristics from how the building is managed Integrates Energy Performance Certificates and Display Energy Certificates Allow assessments of portfolios and / or individual buildings Self assessment
Outputs Certificates Asset Rating (the building s characteristics) Building Management Rating (the operation of the building) Organisational Rating (how clients are managing their activities within the building)
Applying the Weightings Management Individual Issues Health & Well Being Energy Transport Water Materials Land Use Ecology Issue Category Scores Environmental Weightings Single Score BREEAM Rating Pollution
Technical Detail Weightings Asset weightings Build man weightings Organisational weightings Management Materials Transport Waste Water Health and Wellbeing Pollution Energy LuE 8.5 11.5 5 8 17 14 26.5 9.5 15 7.5 5.5 15 13 31.5 12.5 12 4.5 18.5 11.5 3.5 15 10.5 19.5 5
Outputs Rating Boundaries From 0% to <10% UNCLASSIFIED From 10% to <25% ACCEPTABLE From 25% to <40% PASS From 40% to <55% GOOD From 55% to <70% VERY GOOD From 70% to <85% EXCELLENT From 85% to <100% OUTSTANDING
Initial list of KPIs Building CO 2 (kgco 2 eq pa per NIA) Transport CO 2 (kgco 2 eq pa per NIA) Total CO 2 (kgco 2 eq pa per NIA) Building primary energy (kwh primary energy pa per NIA) Transport primary energy (kwh primary energy pa per NIA) Total primary energy (kwh primary energy pa per NIA) Water consumption (cubic meters pa per NIA) Waste sent to landfill (tonnes waste pa per NIA) Waste sent for incineration (tonnes waste pa per NIA) Waste recycled (tonnes waste pa per NIA)
Pre launch portal The first release of the web-portal will allow partners to: 1. Register their assets 2. Manage their portfolio s 3. Perform assessments (Part I, II and III) 4. Perform KPI benchmarking 5. Request KPI validation (auditor) 6. Asset certification (UK only)
EDF Energy -Why were they interested? Independent environmental performance methodology to drive the performance of their own portfolio Drive corporate sustainability KPIs to building level reduce carbon from offices by 30% by 2012 Use BREEAM In-Use outputs to set property plans Roll-out to EDF Energy business customers reduce customer carbon by 15% by 2020.
Scope of Asset & Management parts Asset Management Energy Water Transport EPC rating, lighting & control, cooling system, sub-metering Water meters, low water using WCs, auto leak detection Close proximity to public transport, adequate cycle racks & showers DEC rating, annual energy use, trained building managers Annual water consumption Staff travel surveys, green travel initiatives, home working policy Waste Space for recycling waste Waste management plans, quantity of waste disposed, waste targets Management Environmental management system, staff training, environmental purchasing Ecology Green roofs, bat boxes Ecological survey of site Health & wellbeing Materials Pollution Staff control of temp & ventilation, glare control features Maintenance policy in place, approved alarm systems Flood risk, SUDs systems, refrigerants with ozone depletion potential Minimise use of VOCs, low solvent cleaning, occupant satisfaction surveys Reduce use of hazardous materials, enviro risks of fire incidents Policy for reducing surface water runoff, survey for land contamination
Output -Unverified ratings Health and Management Materials Transport Waste Water Wellbeing Pollution Energy LuE Available 18 18 4 58 40 38 60 16 Asset Rating Asset Achieved 15 16 4 8 21 22 10.9620987 5 Three Star Building Available 28 28 10 40 24 54 12 Building Management Rating Management Achieved 21 26 10 24 2 23 0 Three Star Organisational Available 68 105 93 80 83 126 93 155 18 Organisational Achieved 6 0 0 1 0 0 0 2 0 One Star 48.2496 47.2143 24.7721 Asset Section Scores 100 80 60 40 20 0 Materials Transport Waste Water Health and Wellbeing Pollution Energy LuE
Output compare buildings 50.00 45.00 40.00 35.00 30.00 25.00 20.00 LuE Energy Pollution Health and Wellbeing Water Waste Transport Materials Management 15.00 10.00 5.00 0.00 Building 1 Building 2 Building 3 Building 4 Building 5 Building 6 Building 7 Building 8 Building 9
Recommendations % delivered energy (electricity only) savings using full SBEM Actually modelled in SBEM Base Cost (GIFA 2500m2) Bidder Street cost (GIFA 3159m2) Electricity usage (kwh) based on 200 kwh/m2) Electricity saving (kwh) Cost of saving @ 0.15/kWh Carry out an EPC assessment. n/a 5,000 6,318 631,800 #VALUE! #VALUE! Payback (years) Examine scope for converting to variable volume cooling. Carry out an air-handling leakage test and carry out improvements to achieve a Class B result. Replace fluorescent lamps to 100% high frequency ballasts. 20.10% Base, but with constant volume fixed fresh air, convert to VAV 10.50% Base, but constant volume fixed fresh air, convert from no test to ductwork class B, AHU L1 0.05% Normal base T8 halophosphate low freq. to high freq. ballast 500 632 631,800 126,991.8 19,048.77 0.0 4,000 5,054 631,800 66,339.0 9,950.85 0.5 6,000 7,582 631,800 315.9 47.39 160.0 Replace appropriate lamps with cfl lamps 0.02% Base but tungsten in toilets and plant 6,000 7,582 631,800 126.4 18.95 400.0 rooms, convert to cfl (ie only applied to small area) Replace T12 lamps with T5 triphosphor high 13.00% Base but T12, convert to T5 6,000 7,582 631,800 82,134.0 12,320.10 0.6 frequency lamps Replace T8 lamps with T5 triphosphor high frequency 8.90% Normal base T8 halophosphate 6,000 7,582 631,800 56,230.2 8,434.53 0.9 lamps convert to T5 Replace appropriate lamps with cfl lamps External lighting not modelled in EPC 2,000 2,527 631,800 0.0 0.00 #DIV/0! Replace fluorescents lamps to 100% high frequency ballasts. External lighting not modelled in EPC 2,000 2,527 631,800 0.0 0.00 #DIV/0! Install additional Output daylight sensors to achieve 100% budget 10.40% None costs before, so this is result if for all 1,000 improvements 1,264 631,800 65,707.2 9,856.08 0.1 coverage. zones converted Install additional occupancy sensors to achieve 100% 0.02% All zones converted 800 1,011 631,800 126.4 18.95 53.3 coverage. Improve local occupancy controls to achieve 100% coverage. Carry out building pressure test and carry out improvements to achieve pressure in excess of 15 m3/h/m2@50pa. Replace with multiple pane if single; consider replacement window frames also, especially if coupled with cosmetic, acoustic or reduced maintenance needs Improve insulation standards, especially if new façade is planned for cosmetic reasons. 0.02% Comparison of base case with same but all local manual switching removed 1.50% Comparison of base case with 15 m3/h/m2@50pa converted to 10 m3/h/m2@50pa. 6.40% Base case with all glazing single, compared with all double glazing to 2006 standards 17.50% Base case with all double glazing to 2006 standards, insulation converted from 1965 to 2006 standards 800 1,011 631,800 126.4 18.95 53.3 4,000 5,054 631,800 9,477.0 1,421.55 3.6 52,500 66,339 631,800 40,435.2 6,065.28 10.9 56,000 70,762 631,800 110,565.0 16,584.75 4.3 Carry out a DEC assessment. n/a 500 632 631,800 #VALUE! #VALUE! #VALUE! Ensure that monitored energy consumptions are available. Ensure that information on energy consumption is compared aginast targets and reported on both internally and publically. 5.30% Normal base case compared with submetering HVAC and lighting, and M&T with alarms (ie aggregate of measures e28,30,35) 250 316 631,800 0.0 0.00 #DIV/0! 250 316 631,800 33,485.4 5,022.81 0.1 Ensure that building managers are trained to Not modelled in EPC 500 632 631,800 0.0 0.00 #DIV/0!
Are designers taking the needs of building users into account? Keep the design simple Automation is not always the answer Give occupants control or at least the FM Ensure systems are fully commissioned (15% energy saving, payback < 8 months) Ensure adequate and appropriate training for all building occupants
Findings -Lighting X Lack of information 3Occupant controls X Blinds down, lights on 3 Automatic lighting
Findings -Water 3 Low water use fittings X Lack of instructions