Developing green checklist


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Developing green checklist

  1. 1. DevelOpInG Green Creating new green buildings and refurbishing existing T he design and development phase of a new building or a refurbishment is the optimum time to enable it to achieve good environmental performance and deliver the benefits of being a green building. It is also a time of high risk in terms of ensuring that the building does in fact perform as intended. Good green building design and delivery experience, and diligence in selecting technologies and approaches will be critical. Using This Guide Following is a list of technologies and design approaches that can be employed in a building to assist good environmental performance. The list is not exhaustive and many of the items will not be appropriate in all circumstances. Good designers are required to determine what specifically should be employed in each development. This guide should be used in conjunction with the Colliers Managing Green Guide, which provides additional technologies and approaches suited to the operation of buildings. It will also be worth reviewing our Occupying Green Guide to understand how to best work with the objectives of tenants. Use the checklist to identify opportunities and begin to create a sustainability plan for your development or refurbishment.
  2. 2. DevelOpInG Green | OppOrTUnITIeS OppOrTUnITIeS FOr new DevelOpMenTS AnD reFUrBISHMenTS  ManageMent  Building Management – ensure building managers understand how to manage and maintain all building systems, and have the capability and indoor environMental Quality – air Quality and therMal CoMfort Many of the items in this section are also great for reducing energy, often through passive (low-technology) capacity to do so. even the best green buildings, if approaches. managed poorly, can become terrible buildings to occupy. provide a Building Management Manual  Mixed Mode Ventilation – natural (or passive) that covers all environmental initiatives and ventilation system with air-conditioning system as systems in the building. back up for when external conditions are not suitable for comfort. Saves energy and gives occupants a  Tenant Knowledge – ensure tenants understand sense of control over their environment, which is any non-conventional systems in the building and important to their sense of satisfaction. have a means to ensure that all new occupants in the building receive that knowledge. provide a  Displacement Ventilation – Involves the supply Building Users’ Guide. of air at low velocity and temperature at floor level, letting it warm, rise and remove pollutants  Post Occupancy Evaluation (POE) – Survey to above the occupants. Can provide better air occupants after one year of occupation to quality, save energy and be coupled with raised establish how the building is performing for them. data flooring.   Chilled Beams or Ceilings – Cool by pumping Site chilled water through small pipes in the ceiling, rather than blowing air through large ducts.  High Ecological Value Areas – Avoid sites with These cool occupants more comfortably than high biodiversity or agricultural value. preference conventional conditioned air systems, save energy, reusing ‘brownfield’ (previously used) sites and support high fresh outdoor air rates, are robust urban infill. and reduce ceiling void heights.  Microclimate – Select and design sites to provide  Individual Controls – Studies have proven that a good breezes, and suitable levels of thermal sense of control over an indoor environment has mass and shading for passive heating/cooling and a big effect on an occupant’s satisfaction with it. ventilation strategies in the building. providing windows that can open can be effective  Soil – Minimize cut-and-fill and soil removal in doing this. from site.  External Solar Shading – Control solar heat gains  Orientation – Orientate building and relevant into the building and possibly assist with glare spaces within the building, to the South (in control. needs to be carefully designed according northern Hemisphere) and the north (in to sun paths. Southern Hemisphere). This can help with solar  Green Roofs – Soil and vegetation on the roof heat gain and avoidance in winter and summer, provides thermal insulation, absorbs water and respectively, and simplify the design of facades for solar control and glare reduction. supports biodiversity.  Insulation – In hot or cold climates, ensure good  Shading – Use adjacent buildings or trees for shading. Deciduous trees will provide shade in building envelope insulation to keep heat out or summer and shed their leaves in colder months in, depending on climatic requirements to provide maximum access to natural light and  Double or Triple Glazing – To optimize building heat. envelope insulation in very cold or even hot climates.
  3. 3. DevelOpInG Green | OppOrTUnITIeS  indoor environMental Quality – viSual and aCouStiC Quality Many of the items in this section are also good for  Controls – Install timers to turn lights off, occupancy sensors to turn on lights without the use of light switches and daylight sensors to enable dimming of perimeter lighting when reducing energy. natural light levels are good  Daylight – Optimize with careful design of  Zoning – Use small zones (ie 1,000 SF) to window opening orientation, size, glazing type, minimize the number of lights turned on when and solar and glare control systems. nB: lots one person enters a dark office. of glazing (as is often advertised in real estate)  Task Lighting – Use lower ambient light levels does not necessarily mean good natural light in a combined with task lighting at workstations. building, e.g. lots of glazing facing west will often  result in blinds being down and poor day lighting  Lightwells and Atria – To bring daylight into the energy – heating,ventilation and air- building. Carefully manage sunlight intrusion, Conditioning (hvaC) which can cause unwanted heat gain and glare.  Air-Conditioning – Avoid systems that heat  Light Shelves – Installed on windows to reflect and cool at the same time. Use smaller air- daylight deeper inside. conditioning control zones  Low-E (Emissivity) Glazing – permits good  Night Cooling – Flush the building with cooler air daylight inside while omitting a proportion of during the night to reduce the amount of cooling solar heat gain. the air-conditioning system needs to do the next  Reflective Surfaces – paint in white or light morning colours to reflect light and reduce electrical  Thermal Mass – Use stone and concrete to lighting. Good for parking garages. naturally cool at night and then absorb heat  Glare – Specify glazing, blinds and fixed glare during the day, or absorb heat during the day and screens to minimize glare from windows to reradiate it at night to warm the space. occupants.  Ground Source Heat Pumps (Geothermal) –  Connection to Outside – enable good views pump water through a long loop of pipe buried to outside or at least a daylight source, such as in the ground to use the stable cool temperature an atrium. narrow floor plates are helpful with below the ground to pre-cool water for an air- this and are legislated in parts of europe. Aim for conditioning system. occupants to be within 7 or 8m of a glazing line.  Absorption Chillers – Uses heat to drive a  Noise Levels – Avoid both high background chilling system for air-conditioning. Can be fitted noises (from outside or inside) and high to co-generation systems (called ‘tri-generation’) intermittent noises that stand out above to use the heat produced.  background noise levels, e.g. in a quiet office, noises such as a mobile phone ring or footsteps seem much louder and distracting, and some energy – other gentle background (‘white noise’) might be  Gas Cogeneration – Gas turbines produce needed to mask these. electricity with low greenhouse gas emissions, and the heat from the turbine is collected and  used, e.g. for building heating or a swimming pool. energy – lighting  Solar Hot Water – provides very cost-effective  Office Lighting – Use T5 Triphosphur fluorescent hot water lamps with high-frequency ballasts (less flicker) in high-efficiency fittings. Avoid incandescent bulbs  Renewable Systems – Systems such as and low voltage downlights (unless new high- photovoltaic cells, solar thermals, micro-hydro and efficiency models) and explore leD as the costs micro-wind turbines are increasingly becoming reduce over time. Aim for less than 1.5 watts per more cost-effective and may suit particular meter 2 per 100 lux (SI unit of illumiance and projects. luminous emittance).  Internal Stairs – provide for reduction of elevator use and also social interaction value
  4. 4. DevelOpInG Green | OppOrTUnITIeS  Water  Fittings, Fixture and Appliances – ensure efficiency, e.g. use tap flows of 2.5 liters of water per minute compared to conventional rates of  MaterialS  Tenant Improvements – see Tenant Improvement checklist in Occupying Green guide. This includes finishes. 10-12 liters of water per minute.  Volatile Organic Compounds (VOC) – Avoid  Toilets – Upgrade to efficient dual flush models, these air-polluting emissions from some materials, e.g. 6/4.1l flushes, 6 liters for solids, 4.1 liters for such as composite timber products (e.g. MDF liquids. and particle board), carpet and underlay, adhesives, paints and furniture upholstery.  Waterless Urinals – Install those that use a chemical or oil trap and do not have a water  Timber – Use Forest Stewardship Council supply pipe. (FSC)-certified timber. This is a global and highly regarded standard for sustainable timber and  Rainwater – Collect on roofs for use in toilets timber products. Otherwise, use plantation or and irrigation. recycled timbers. Do not use rainforest timbers  Greywater (waste water without feces) – or timbers that may be supplied through the Collect, process and re-use for toilet flushing or black market. irrigation.  PVC – Avoid due to toxicity in production and  Blackwater (waste water with feces) – Collect, other lifecycle impacts. Substitute pipes, cables, process and re-use for toilet flushing or irrigation. etc. with other more benign plastics, such as  Stormwater – Minimize discharge from site by HDpe (High-density polyethylene) using retention tanks, and maximizing permeable  Recycled Content and Recyclability – Choose landscaping surfaces and ability of the site to materials with a high recycled content and/or absorb. that can easily be recycled after use. This helps  Plants – Use species that require little water, drip ‘Close the loop’ on materials. Otherwise, choose irrigate below the ground surface and use soil those that are biodegradable and so return to moisture sensors. the ecosystem. Design for disassembly, meaning that materials can easily be separated for reuse  or recycling at the end of their current use. This WaSte often means mechanical rather than chemical fixings.  Shell and Core – provide office space with no finishes that a tenant might have to replace on  Flexibility – Design for flexibility to enable the occupation. building to adapt to different uses over time with minimal refurbishment.  Operational Recycling – provide central and floor-by-floor spaces for recyclables collection  Maintenance – Use materials that require and storage. minimal maintenance over their life cycle.  Construction – Minimize waste on site through  Construction waste – Design and document recycling off-cuts and reusing as much material to minimize wastage in construction, e.g. use (such as demolition rubble) as possible. standard product sizes.  tranSport  Public Transport – locate close to hubs that provide frequent services to a wide range of locations  pollution  Construction – ensure appropriate construction practices to avoid any air, water, land and noise pollution.  Bicycles – provide storage and changing facilities  Site Pollution – remediate any existing pollution.  Small Car Parking Spaces – provide to encourage small car use.
  5. 5. DevelOpInG Green | IMpOrTAnT KnOwleDGe IMpOrTAnT KnOwleDGe experienCe ensure that you employ design professionals with substantial experience in sustainable design. Using professionals with limited experience (even if they are keen to learn on the job) can lead to higher construction costs and sub- optimal building performance in operation. integrated teaM ensure that your sustainable design experts are engaged in the design team at the beginning of the design process. endeavoring to add sustainability concepts later in the design process usually results in increased costs. For example, ensure that passive building systems integrate with mechanical systems. forWard thinking when setting targets for the building, such as a green building rating, carefully consider the rate of change in the market and ensure that you are aiming high enough to meet future expectations. target your Market Be occupier- and not property- or building-focused. promote how the building will help them based on an understanding of their specific business challenges around sustainability. For example, are particular tenants looking for new ways to differentiate themselves in a tough employment market, position their brand as part of their Corporate Social responsibility program, or manage the legal duty of care risks associated with the well being of their people? Colliers can help you position your building to attract the right tenants. enSure perforManCe, not JuSt featureS while exciting features are good for marketing the building, landlords will ultimately, either mandatorily or voluntarily, have to demonstrate measured performance to the market and poor performers will be devalued. Manage performance risks associated with new technologies very carefully. CoMMiSSioning The failure to commission a green building properly is a common cause of reduced performance in operation. ensure that it is operating as designed and achieving the intended cost savings by having systems thoroughly commissioned by specialist commissioning agents who are independent of the system suppliers. Colliers International also produces a Green Guide for Managers and Occupiers. please contact a Colliers professional to learn more or go to This document has been prepared by Colliers International for general information only. Colliers International makes no guarantees, representations or warranties of any kind, express or implied, regarding the information including, but not limited to, warranties of content, accuracy and reliability. Any interested party should undertake their own inquiries as to the accuracy of the information. Colliers International excludes unequivocally all inferred or implied terms, conditions and warranties arising out of this document and excludes all liability for loss and damages arising there from. Colliers International is a worldwide affiliation of independently owned and operated companies. This publication is the copyrighted property of Colliers International and /or its licensor(s). © 2009. All rights reserved.