Specifying low carbon buildings: recognising and reducing risks


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Will Ray, technology acceleration manager, The Carbon Trust

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Specifying low carbon buildings: recognising and reducing risks

  1. 1. Specifying Low Carbon Buildings Recognising and reducing the risks Will Ray Specifying Low Carbon Buildings Conference 7/10/2010
  2. 2. Agenda Building the Future, Today - the big picture Low Carbon Building Accelerators – background What we found Doing it better
  3. 3. Building The Future, Today Transforming the carbon and economic performance of the buildings we work in
  4. 4. Building the future, today “What would a carbon reduction target of at least 80% mean for non-domestic buildings in the UK?”
  5. 5. The average building in 2050 needs to be 4 DEC ratings better than today Source: DCLG, Carbon Trust analysis
  6. 6. Big opportunity, big challenge A transformation of the buildings industry is required, along with government policies to overcome the large number of barriers to more low carbon buildings We need better buildings, used better
  7. 7. Agenda Building the Future, Today - the big picture Low Carbon Building Accelerators – background What we found Doing it better
  8. 8. Objective Accelerate take-up & impact of low-carbon technologies & approaches in new non-domestic buildings & refurbishments by: – Raising awareness of & demonstrating the business case for developing low carbon buildings – Identifying barriers preventing low-carbon outcomes & presenting evidence-based options for overcoming them – Reducing the quantitative data gap in non-domestic buildings energy research & policy
  9. 9. Background Insights from real projects – Project team experiences, modelled & measured data – Monitoring operational performance vs predicted 9 low carbon refurbishments running since 2005 – Encouraging take-up of low-carbon measures 19 low carbon new build running since 2006 – projects going beyond Part L (2006) from “large” stream of DECC LCBP funding
  10. 10. Examples
  11. 11. Where are we now? Largest operational building study since PROBE – 8 projects complete, 18 still in monitoring Key piece of Carbon Trust research – Influential for our design advice service – Basis of our refurbishment guide Engaging with industry & clients
  12. 12. Agenda Building the Future, Today - the big picture Low Carbon Building Accelerators – background What we found Doing it better
  13. 13. Refurbishments deliver carbon savings, but…. 10-20% for lighter „refresh‟ refurbishments 30-50% for „deep‟ refurbishments Activity changes can increase energy use & offset savings Building Refurb type CO2 Data type saving Small Retail Refresh 1% Monitored Large Retail 1 Refresh 18% Monitored Large Retail 2 Refresh 12% Monitored Bank Branch Refresh -1% Monitored Pub Refresh -12% Estimated Accommodation Deep 41% Monitored Office 1 Deep 51% Estimated* Office 2 Deep 43% Estimated* Leisure Centre Source: Carbon Trust analysis (preliminary) Deep -41% * - Monitoring in progress Estimated*
  14. 14. Key wins - Chillers 45% saving
  15. 15. New build can perform, but… Performance data still being collected Early evidence suggests many projects are not performing as intended
  16. 16. Performance appears to be unrelated to cost Cost data is still to be compiled. – Preliminary evidence suggests cost of low carbon often “lost in the noise” of building costs OR – You can build a cheap low carbon building or an expensive one Example: 2 adjacent office buildings, near identical design & size – One building was cost-engineered by different contractor, dropping cost by >25% – Operational energy data shows cheaper building performs significantly better
  17. 17. Carbon performance prediction doesn’t account for risks > 50% of projects monitored significantly underperformed compared to design stage predictions Initial data suggests the gap is around 40% There is a lack of available benchmark & performance data to bridge the gap Source: Carbon Trust analysis, RIBA
  18. 18. There are many sources of risk, including Procurement methods, contracts & project management Commissioning Energy metering & monitoring processes “Unregulated” loads Missed opportunities BMS & control systems Renewable heat technologies System complexity
  19. 19. A skilled & engaged party, with a long-term interest, is key to success Example 1: Office building owner-occupier with in-house technical team – Knowledge built from previous smaller projects – Tight process control Example 2: Client with deep green brand – Combined with a planning obligation that included energy performance target for year 3 Example 3: Biomass ESCO for a community heating system – Contractual interest in technology performance – Long-term experience imported from Europe
  20. 20. Commissioning is critical for low carbon buildings > 40% of projects did not properly commission all building systems All new building projects required extended bedding-in periods (typically > 1 year) – to improve operation & realise benefits of low carbon technologies Typical impact currently being quantified
  21. 21. Relationships between commissioning & energy efficiency measures Source: LBNL Commissioning report
  22. 22. The tools of good operational energy management are often forgotten > 50% of projects had energy metering problems making energy management and fault diagnosis difficult. – Combination of equipment and ICT issues related to issues in design, installation & operation that go beyond the scope of the existing Part L requirements > 80% of new buildings did not receive log books as required in Part L Regular detailed checks of performance data particularly energy were not done by FM staff for most projects
  23. 23. Increases in “un-regulated” loads present a major risk Most projects (% to be confirmed) had large “un- regulated loads” (e.g. office or catering equipment) Increases in expected “un-regulated loads” offset carbon saving made in the building design or with low carbon technologies for many projects
  24. 24. Bank Branch 1% New Unregulated 10% 15% loads Un-Regulated 29% kgCO2/m2/yr 50% 90% 71% Regulated Post refurb opportunity is in 50% regulated loads Source: Carbon Trust analysis
  25. 25. Even with a focus on carbon, opportunities are being missed >50% of refurbishments didn‟t improve building fabric All refurbishments left some energy saving opportunities remaining after refurbishment Example: large retail store Source: Carbon Trust analysis
  26. 26. Agenda Building the Future, Today - the big picture Low Carbon Building Accelerators – background What we found Doing it better
  27. 27. Low Carbon Refurbishment Guide The key intervention points for a low carbon approach to refurbishment
  28. 28. Film case studies Refurbishment – MoD – Whitbread – Hampshire County Council New build – Royal Horticultural Society – Stoke Local Service Centre – Pembrokeshire College – Edge Hill University – Fairglen Eco-community – Woodbrook housing development
  29. 29. Further resources to come GSHP Commissioning PV Managing Risk Natural ventilation Design to Biomass & community performance gap heating (Carbon Buzz BMS & Controls collaboration) Metering & monitoring Procurement (WRAP collaboration) Retrofitting renewables Building performance & carbon (PROBE lite) Data archive
  30. 30. Questions? will.ray@carbontrust.co.uk www.carbontrust.co.uk/buildings
  31. 31. The Carbon Trust is grant funded by the Department for Environment, Food and Rural Affairs, the Department for Business, Enterprise and Regulatory Reform, the Scottish Government, the Welsh Assembly Government and Invest Northern Ireland. Whilst reasonable steps have been taken to ensure that the information contained within this presentation is correct Will Ray, the Carbon Trust, its agents, contractors and sub-contractors and the Government give no warranty and make no representation as to its accuracy and accept no liability for any errors or omissions. The contents of this presentation are the copyright of the Carbon Trust and may not be copied or republished without the prior written consent of the Carbon Trust. The trademarks, service marks and logo used in this presentation are the property of the Carbon Trust and no licence or right is granted to use any such marks or logo. © The Carbon Trust 2010. All rights reserved. The Carbon Trust is a company limited by guarantee and registered in England and Wales under Company Number 4190230 with its Registered Office at: 8th Floor, 3 Clement‟s Inn, London, WC2A 2AZ.