Sustainable Property: Legislation & ICT

Dr Angus McIntoshPartner & Head of ResearchVisiting ProfessorOxford Brookes Univ.

22 March 2006

Agenda Sustainability – a definition Climate Change United Nations initiatives UN & EU Programme Building Sustainability Assessment Tool Property Sustainability – the reality

Agenda Sustainability – a definition

“Sustainable development means the ability to meet our own needs without prejudicing the ability of future generations to meet their own needs”

Bruntland Report 1987 “World Commission on Environmental Development”

Environmentalresponsibility

Economicresponsibility

Socialresponsibility

SUSTAINABLEDEVELOPMENT

Equity

Viable Live-able

Source: Various

Building Sustainability in the Balance– Estates Gazette 2004

Agenda Sustainability – a definition Climate Change

Climate Change: The Andes in Peru

Rising Sea Level = Flooding:High Risk Cities & Regions Venice, Italy Tokyo, Japan Bangkok, Thailand Mumbai, India Abu Dhabi & Dubai, UAE London, UK Netherlands South Texas, Louisiana & Mississippi, USA New York, USA

Source: James Morrell “How to Forecast” 2001

The Thames Barrier, London

Climate change hits USA

James Lovelock: Gaia Theory 1970s(formerly Jet Propulsion Laboratory, NASA 1960s)

James Lovelock: Gaia Theory 1970s(formerly Jet Propulsion Laboratory, NASA 1960s)

“The climate forecast for the coming century is so bad I doubt if any development, even sustainable development, is possible.”

“What may be needed is a well planned retreat…..”

“The Revenge of Gaia”by James Lovelock

Climate Change is a Reality…..are we prepared?

Gross Approx. Person Mileage Per Year - UK

54.9

42.433.8

28.6

17.9 16.0

106.0

Travelling to/from work/

station

Leisure activities

Shopping to out-of-town shopping

centres

Shopping in town/ city

centres

Food or grocery shopping at

hypermarket/ supermarket

Taking children to/ from school

Retail parks/large warehouse

outlets

MORI interview number of

Households = 2,189

Billion miles(000,000,000)120

100

80

60

40

20

0

40% of car pollution from commuting to work

Supply of Oil and Gas

0

20

40

60

80

100

120

140

160

180

1980 1985 1990 1995 2000 2005 2010 2015Mill

ions

of

Bar

rels

per

Day

of

Oil

Equ

ival

ent

(MB

DO

E)

World Demand

Existing Production

Source: Exxon Mobil - Future Energy Trends 2004

Existing Field Decline4 to 6%

Base InvestmentRequired

Required New Production

Agenda Sustainability – a definition Climate Change United Nations initiatives

Agenda 21 – Rio de Janeiro 1992

Human right to healthy environment

Conservation & proper use of environment

Monitoring environmental standards

Prior assessment of environmental impact of developments

Conservation integral to planning

Co-operation between states

Agenda Sustainability – a definition Climate Change United Nations initiatives UN & EU programme

Property Sustainability Matters – Caveat Emptor

UNITED KINGDOM

Policieseg Energy White Paper; Climate Change Levy

Legislationeg Planning & Compulsory Purchase Act 2004

Sustainable and Secure Buildings Bill 2004

Planning Policieseg Planning Policy Statement 22:

“Renewable Energy”

Regulationseg Part L of the Building Regulations

Codes of Praciceeg BREEAM

UNITED NATIONS

Treatieseg Agenda 21

Protocolseg Kyoto Protocol on

Climate Change

Scientific evidence

Pressure groups/lobbyists

UN & EU Treaties, Protocol, Directives

Governmental lobbying for economic, social and

environmental development

EUROPEAN UNION

Treatieseg 6th Environmental Action programme

Policieseg European Strategy for Sustainable

Development

Directiveseg EU Directive on the Energy

Performance of Buildings

Property Sustainability Matters – caveat emptor

United Nations – Rio de Janeiro Agenda 21 & Kyoto Protocol on Climate Change

European Union – European Strategy for Sustainable Development = DIRECTIVES

U K & ALL European Countries – New Laws for Built Environment

EU Legislation

Waste Electrical & Electronic Equipment directive – WEEE

= change in design of retail units and reverse flow logistics

Energy Performance Certificates – EPCs

= impact on value of ALL commercial property across Europe – we have ALL been warned

Agenda Sustainability – a definition Climate Change United Nations initiatives UN & EU programme Building Sustainability Assessment Tool

Energy and Buildings: Office(Air-con. New In-town) Kg CO2 10 m2

Embodied Energy 10,000

Energy in Use per m2 p.a. 200

Over 10 years for 10m2 20,000Transport Energy

Bus per 1km per person 0.05Return Journey 20 km 1.00Percent by Bus 30% 0.30Days 240 72Trains per 1 km per person 0.11Return Journey 20km 2Percent by Train 40% 0.80Day 240 19.2Car per 1 km per person 0.20Return Journey 20km 4Percent by Car 30% 1.2Days 240 288Transport Total per year 379.2Over 10 years 3,792Total Kg CO2 10 m2 33,792

Energy and OfficesPer Person Kg CO2 per 10 sq m

Over 10 years

% Transport

Over 20 years

% Transport

Office Air-Con Out-of-town

37,056 19 64,112 22

Office Air-Con In-town

33,792 11 57,584 13

Office Old Conversion in-town

15,990 24 29,480 26

Source: Building Sustainability in the Balance. Estates Gazette

Environmentalresponsibility

Economicresponsibility

Socialresponsibility

SUSTAINABLEDEVELOPMENT

Equity

Viable Live-able

Source: Various

Building Sustainability in the Balance – Estates Gazette 2004

SustainedOccupier Market

Demand.Investment

Performance

Climate Change.

Air, Water and

Ground Pollution

Culture.Respect for

People.Sense of

place.Working and

living environment

Building Sustainability Assessment Tool Internal and External Sustainability Grid:the conceptual relationship

1 indicates failure and 5 indicates success when satisfying a criteria

The Gherkin

Old multi-letIndustrial

Estate

Chiswick Parkor

Covent Gardenor

Broadgate

Tri-cornPortsmouth

1 5

5

Internal Interests (occupiers and investors)

ExternalInterests

(societyand townplannersandheritagelobby )

Building Sustainability Assessment ToolAn example – average scores (1 = poor 5 = good)

External Internal Total (E * I)

Economic 3.14 2.86

Social 2.29 1.71

Environmental 2.71 2.4

TOTAL 2.71 2.24 6.10

Agenda Sustainability – a definition Climate Change United Nations initiatives UN & EU Programme Building Sustainability Assessment Tool Property Sustainability – the reality

Aykley Heads Site 4 Durham

Existing Field Decline4 to 6%

Base InvestmentRequired

Aykley Heads Site 4 Durham

“Thermal envelope” to reduce embodied energy, local materials Timber frame. Cedar external cladding. Earth-ramped spine wall to retain heat in winter & reduce solar gain In situ concrete slab to enhance thermal mass Larch cladding/lime harl on larch battens & laths Timber framed windows sourced locally – louvered vents Sedum roof blanket (moss substance) grey water for low-flush toilets Two wood burning boilers, local re-cycled fuel for heating Top-lit spine east-west for daylight & solar energy for hot water

Aykley Heads Site 4 Durham

Property Sustainability Matters

LEGISLATION Building

RegulationsTown Planning laws

Taxation

FLOODSDROUGHTS

STORMS

GLOBAL WARMINGand

CLIMATE CHANGECORPORATE

SOCIAL RESPONSIBILITY

and MARKET IMAGE

EXTRA COSTSInsurance

andLitigation

Information & Communication Technology

…………………and the office reality

K S Guide to Office Relocation Decisions

Existing em ployment audit Existing property audit

B U S IN E S S C A S EConsidering relocation

cost versus productivity ………. a market opportunity

30 Warwick Street

London

…… full staff questionnaire survey

Home Working – fastest growth sector

Home Workers Tele Workers

South West UK 330,000 256,000

UK 3,092,000 2,377,000

1997 = 4% 2005 = 8%

“The World is Flat”

by Thomas Friedman

Every one has access to the Internet

Internet Revolution – 11/9/89 Berlin Wall to 9/11

November 9 1989 Berlin Wall Falls – Soviet Union Collapses

1991 Tim Berners-Lee – invented WWW

1997 Global Crossing founded = broadband

1998 Google launched.

September 11 2001 Ground Zero, New York

2006 Google – a billion hits per day

Gross Approx. Person Mileage Per Year - UK

54.9

42.433.8

28.6

17.9 16.0

106.0

Travelling to/from work/

station

Leisure activities

Shopping to out-of-town shopping

centres

Shopping in town/ city

centres

Food or grocery shopping at

hypermarket/ supermarket

Taking children to/ from school

Retail parks/large warehouse

outlets

MORI interview number of

Households = 2,189

Billion miles(000,000,000)120

100

80

60

40

20

0

40% of car pollution from commuting to work

Certainties: 2-5 Years ahead – New Electronic Gismos

WiFi Computers widespread

Blackberry in common use

Video conferencing & PC video

VOIP – Voice over Internet Protocol

iPODs – merge with Blackberry

Satellite Controlled Road User Changing

Sustainable Property: Legislation & ICT

Dr Angus McIntoshPartner & Head of ResearchVisiting ProfessorOxford Brookes Univ.

22 March 2006