blake lapthorn's green breakfast with guest speaker keeran jugdoyal, faithful+gould
DESCRIPTION
On Wednesday 13 November 2013, Blake Lapthorn's climate change team hosted a green breakfast seminar. Guest speaker Keeran Jugdoyal, Mechanical Engineering Manager at Faithful+Gould, talked about the lessons his company has learnt about the end use of sustainable buildings.TRANSCRIPT
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End Use of
Sustainable Buildings
Lessons Learnt
13th November 2013
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1. An introduction to sustainable buildings
2. The challenges to achieving them in reality
3. Post occupancy evaluation of sustainable buildings
4. Case study of the Marks & Spencer Sustainable Learning Store
5. Questions and answers
Agenda
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Impacts of the built environment
• The construction and maintenance of buildings is responsible
for around half of UK carbon dioxide emissions.
• The construction industry consumes around 6 tonnes of
materials per year for every person living in the UK
• More than 400 million tonnes of materials get delivered to site
each year. Of these 60 million tonnes go straight to tip.
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Regulatory and other drivers
• Revisions of Part L of the Building Regulations
• EU Energy Performance of Buildings Directive
• DEC’s and EPC’s
• Code for Sustainable Home
• Tax incentives
• Zero Carbon Targets
• 2016 for homes
• 2019 for non-domestic buildings
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Recent Sustainable Buildings
Co-op Headquarters World Wildlife Fund Headquarters
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The Performance Gap
Most sustainable buildings do not perform as
well as the initial design claim
After a year of operation, London City Hall was consuming a reported 50% more energy than it had been predicted to consume
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Pre-Occupancy Measures
• BIM and Soft Landings
• BREEAM
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Pro
ject
tea
m e
ffo
rt
Briefing
Stage B
Design
Development
Stage D
Pre-
Handover
Stage P
Initial
Aftercare
Stage A
Years 1 to 3
Extended Aftercare
Stage Y
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• Technique for understanding how buildings are performing
• Includes monitoring of performance and occupant satisfaction
• Energy, carbon, waste, water, satisfaction, productivity
What is Post Occupancy Evaluation?
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• Understand the gap between design and actual performance
• Understand the importance of occupant engagement
• Save money
• Put greater onus on the design team / contractor
• Test if renewables worked
Why use it?
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Productivity gains
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Marks & Spencer Cheshire Oaks Eco Learning Store
Located in the Cheshire Oaks Retail Park near
Ellesmere Port
Gross internal area: 19,500 m² Net sales area: 13,800 m²
Covering two floors Complete with three cafes and a
extensive food hall
Plan A aspirations: Reduce the impact of M&S buildings
on the environment and become come more resource efficient
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Building features
• The roof is made of FSC-certified glulam timber.
• 230 prefabricated Hemclad® panels have been
used in the wall delivering a design U value of
0.12.
• Aluminium “white” roof reflects excess heat.
• North lights in the roof to maximise the use of
natural light
• High level of air tightness <3m³/hr.m² @ 50 Pa
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Low Carbon Building Services
• 300 kW wood pellet boiler
• Displacement ventilation system with six
independently controllable zones and free cooling
• Automatic light dimming system to utilise daylight
where available
• CO2 refrigeration system with CO2
piped directly to food cabinets and
cold rooms.
• Heat reclaim on the refrigerators.
• 80,000 litre rainwater harvesting
system predicted to reduce mains
water consumption by 25%
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Biodiversity
• 300 m² living wall with 30 plant species.
• The retention of a swale area and pond
• 228 new trees
• 9 swift boxes have been built into the wall at concealed location for mating swifts to use.
• A further 6 bird boxes in the perimeter fence
• Wildflower meadow bank around edge of the store
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Staff and customer enhancements
• Transport enhancements
o Improvements to cycle ways, crossings, roadway and
footpaths
o Contribution towards improved bus services
o Electric car charging points
o Staff shower and cycle stands to encourage cycling
• 400 new jobs
• Educational visits to schools and universities
• Interactive information points throughout the store
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Planned activities
Overview of POE Tasks • 1 year’s worth performance monitoring
• Assess building envelope
• Benchmark against other buildings in the M&S portfolio
• Assess the sustainable features
• Survey staff and customers
• Review biodiversity
• Disseminate the good practice lessons
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Questions the POE aims to answer
• Which features work, and which do not?
• Is the extra effort involved in providing these features worth the effort?
• Are operational costs reduced? – Initial signs are promising as we will see.
• Do the store’s features attract more customers and generate more sales?
• What are the key lessons to be carried over to future developments?
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Performance Targets for the Store
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Design and construction data
• To fully understand the post occupancy performance of a building, an understanding is required of the events leading up to it being put into use.
• Design documents provide the basis of understanding how the building was originally intended to operate.
• Issues arising during construction can cause the design of a building to be altered away from the original intent.
• Issues arising during the operational phase
can sometimes trace their roots back to
issues at the design, construction or
commissioning phase.
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Measuring Energy Performance
Building management system
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Monthly energy reporting
Sample monthly energy report
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Lighting – Electricity use carpet plot
Days over the monitoring period
Ho
urs
of
the
day
Good at switching off outside trading hours.
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28
1:00
2:00
3:00
4:00
5:00
6:00
7:00
8:00
9:00
10:00
11:00
12:00
13:00
14:00
15:00
16:00
17:00
18:00
19:00
20:00
21:00
22:00
23:00
0:00
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Building Fabric Performance
Contractor’s survey focused on integrity of the insulation
F+G’s survey focused on the building’s heat
loss
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Building fabric performance
External temperatures less then 0°C
Thermal imaging surveys cannot verify air tightness of a building and therefore other methods are required.
21.30°C
20.65°C
23:00 07:00
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Biodiversity findings
• Sources of information include:
Pre-construction habitat survey
Post-construction habitat survey
BREEAM retail assessment
Site biodiversity meeting
• A site biodiversity action plan has be
produced. The plan has 9 site specific
targets which are all on track to be
achieved - examples:
No loss of amphibian breeding,
foraging and shelter habitat.
Retain and protect hedgerows
where practicable
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Results
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Electricity performance against benchmarks
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Staff Survey
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Lessons learnt from Cheshire Oak
Key factors that contribute to the successful operation of the building:
• Clear vision for the building expressed through Plan A and the
Sustainable Construction Manual.
• Close collaboration with designers and contractors throughout the
construction and commissioning process.
• Detailed hand-over process with clear operation and maintenance
manuals.
• Post occupancy workshops which bring together designers, contractors
and facilities staff to examine the building’s performance in use.
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Lessons learnt continued
The fundamental principles of energy efficient building design
are well known. Don’t lose sight of them:
• Good insulation
• High levels of air tightness
• Limited thermal bridging
• Maximise natural light
• Reduce solar gains
• Simple HVAC systems are easier to control and
monitor
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Lessons Learnt Continued
Issues encountered:
• Difficult to assess the performance of certain sustainable features due to
lack of consideration to monitoring at the design stage.
• Initial resistance from some stakeholders not use to sharing information with
third parties.
• Challenging to interpret some of the data received without knowing the day
to day activities in the building.
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Conclusions
• Post Occupancy Evaluations can provide feedback on how a buildings are
performing against original concept.
• The assessment of the hard technical measures such as energy use must be
performed in tandem with soft analysis from the building users in order to
provide meaningful results.
• The process allows operational savings to be identified that might never be
spotted in the normal day to day operations of a building. Hence the
importance of using third parties.
• It provides good quantitative data on how a building is performing that can be
used to inform future building projects.
• The techniques can be applied to assess existing poor performing buildings.