Blake Lapthorn's green breakfast with guest speaker Keeran Jugdoyal, Faithful+Gould


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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.

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Blake Lapthorn's green breakfast with guest speaker Keeran Jugdoyal, Faithful+Gould

  1. 1. End Use of Sustainable Buildings Lessons Learnt 13th November 2013
  2. 2. Agenda 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
  3. 3. 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.
  4. 4. 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
  5. 5. Recent Sustainable Buildings Co-op Headquarters World Wildlife Fund Headquarters
  6. 6. 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
  7. 7. Pre-Occupancy Measures • BIM and Soft Landings • BREEAM
  8. 8. Stage D Stage P Stage A Stage Y Briefing Project team effort Stage B Design Development PreHandover Initial Aftercare Years 1 to 3 Extended Aftercare
  9. 9. What is Post Occupancy Evaluation? • Technique for understanding how buildings are performing • Includes monitoring of performance and occupant satisfaction • Energy, carbon, waste, water, satisfaction, productivity
  10. 10. Why use it? • 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
  11. 11. Productivity gains
  12. 12. Marks & Spencer Cheshire Oaks Eco Learning Store Located in the Cheshire Oaks Retail Park near Ellesmere Port Plan A aspirations: Reduce the impact of M&S buildings on the environment and become come more resource efficient Gross internal area: 19,500 m² Net sales area: 13,800 m² Covering two floors Complete with three cafes and a extensive food hall
  13. 13. 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
  14. 14. 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%
  15. 15. 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
  16. 16. 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
  17. 17. 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
  18. 18. 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?
  19. 19. Performance Targets for the Store
  20. 20. 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.
  21. 21. Measuring Energy Performance Building management system
  22. 22. Monthly energy reporting Sample monthly energy report
  23. 23. Lighting – Electricity use carpet plot Days over the monitoring period Hours of the day 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 Good at switching off outside trading hours.
  24. 24. Building Fabric Performance Contractor’s survey focused on integrity of the insulation F+G’s survey focused on the building’s heat loss
  25. 25. Building fabric performance Thermal imaging surveys cannot verify air tightness of a building and therefore other methods are required. 21.30°C 20.65°C External temperatures less then 0°C 23:00 07:00
  26. 26. 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
  27. 27. Results
  28. 28. Electricity performance against benchmarks
  29. 29. Staff Survey
  30. 30. 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.
  31. 31. 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
  32. 32. 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.
  33. 33. 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.
  34. 34. Keeran Jugdoyal Senior Engineer