Rating Green Buildings - 4th March 2010


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Rating Green Buildings - 4th March 2010

  1. 1. Rating Green Buildings 4th March 2010 Neil Foster (neil.foster@wspgroup.com) Simona Sandu (simona.sandu@wspgroup.com)
  2. 2. Programme Introduction BREEAM Europe (2009) Choosing a rating system Energy Performance Certificates Costs – the economic case Future developments
  3. 3. WSP Group One of the largest and fastest growing international consultancies with over 9,400 employees in 35 countries 94% 100% 94% of our Our revenue Management and consultancy solutions employees has doubled to the built and natural environment would over the last six recommend years WSP as a place Specialist Services: Property, to work Infrastructure, Engineering, Management, Environment & Energy £577m 75% of our revenue 20 years on the London Stock 2007 revenue is repeat business Exchange WSP Group SRL established in Romania in 2006.
  4. 4. Romania Green Building CouncilTo promote market transformation and facilitate the implementation of the nextgeneration of high-performing green constructions the RoGBC: Facilitates the availability of the most up to date and highest quality training to createthe necessary pool of national green building experts. Supports the development of appropriate regulatory conditions that promotesustainable constructions while ensuring attractive returns on investment Develops and implements a national green building standards and certificationsystem. Supports the development of best in class in-country green construction and in aneffort to position Romania as a sustainable construction leader in the region. Builds an inclusive organization by facilitating the collaboration between all relevantplayers in order to eliminate systemic barriers and promote a truly sustainable builtenvironment. Promotes domestic, regional and international collaboration to share knowledge andencourage innovation. Researches, compiles and disseminates best practices for the region andencourages their adoption and implementation.
  5. 5. Green Buildings – Why? The problem – carbon and climate change? The opportunity – economic & environmental benefits The solutions – – Renewable energy – Carbon management – Energy management – Sustainable construction and “green” buildings
  6. 6. Carbon and Climate Change
  7. 7. Carbon and Climate Change Buildings account for approximately 40% of raw material and energy consumption 55% of wood not used in fuel production is consumed in construction Buildings and associated construction activity account for at least 30% of global greenhouse emissions Energy represents 30% of operating costs in a typical building (Kok, N. 2009. Corporate Governance and sustainability in global property markets)
  8. 8. BREEAM EuropeWhat is BREEAM?•Environmental Assessment Method for new Buildings•Certification scheme•Voluntary•Independent & credible•Holistic•Customer focused•Credits basedImprove the Environmental Performance of the Building;Improve the Internal Environment for Occupants;Improve upon existing environmental standards.Types of building covered by BREEAM International:Retail, Offices and associated areas, Industrial, Toyota retail units,More to come…
  9. 9. Aims of BREEAM:To mitigate the impacts of buildings on the environmentTo enable buildings to be recognized according to their environmentalbenefits To provide a credible, environmental label for buildings To stimulate demand for sustainable buildingsObjectives of BREEAM: To provide market recognition to low environmental impact buildingsTo ensure best environmental practice is incorporated in buildings To set criteria and standards surpassing those required by regulationsand challenge themarket to provide innovative solutions that minimize the environmentalimpact of buildingsTo raise the awareness of owners, occupants, designers and operatorsof the benefits ofbuildings with a reduced impact on the environmentTo allow organizations to demonstrate progress towards corporateenvironmental objectives
  10. 10. A number of GBCs are also looking at adapting BREEAM into their own national environmental assessment methodLeading to a tool that is: Nationally recognised and endorsed Appropriate and tailored to the local context and conditions Consistent with other international standards and assessment tools Available in the local languageAdvantages: Benefiting from BRE’s knowledge and expertise Best practice sharing Less resources required Income revenue
  11. 11. Stages of AssessmentThe stages of assessment in which the BREEAMschemes can currently be used to assess the environmentalimpacts arising as a result of an individual buildingdevelopment (including external site areas) are:•Design Stage•Post Construction Stage (mandatory in allschemes from 2009 Autumn)•Operational Stage (BREEAM in Use indevelopment for International)
  12. 12. BREEAM CategoriesBREEAM is split into the following categories:• Management• Health and Wellbeing• Energy• Transport• Water• Materials• Waste• Land use and Ecology• Pollution
  13. 13. Management Section• Man 1 Commissioning• Man 2 Considerate constructors• Man 3 Construction site impacts• Man 4 Building user guide• Man 12 Life cycle costing
  14. 14. Health and Wellbeing• Hea 1 Daylighting• Hea 2 View out• Hea 3 Glare control• Hea 4 High frequency lighting• Hea 5 Internal and external lighting levels• Hea 6 Lighting zones and controls• Hea 7 Potential for natural ventilation• Hea 8 Indoor air quality• Hea 9 Volatile organic compounds• Hea 10 Thermal comfort• Hea 11 Thermal zoning• Hea 12 Microbial contamination• Hea 13 Acoustic performance• Hea 14 Office space (issue not assessedin the offices scheme)
  15. 15. Energy• Ene 1 Reduction of CO2 emissions• Ene 2 Sub-metering of substantial energy uses• Ene 3 Sub metering of high energy load and tenancyareas• Ene 4 External lighting• Ene 5 Low or zero carbon technologies• Ene 6 Building fabric performance & avoidance of airinfiltration• Ene 7 Cold storage• Ene 8 Lifts• Ene 9 Escalators & travelling walkways
  16. 16. Transport• Tra 1 Provision of public transport• Tra 2 Proximity to amenities• Tra 3 Cyclist facilities• Tra 4 Pedestrian and cyclist safety• Tra 5 Travel plan• Tra 6 Maximum car parking capacity• Tra 7 Travel information point• Tra 8 Deliveries and manoeuvring
  17. 17. Water• Wat 1 Water consumption• Wat 2 Water Meter• Wat 3 Major leak detection• Wat 4 Sanitary supply shut-off• Wat 5 Water recycling• Wat 6 Irrigation systems• Wat 7 Vehicle wash
  18. 18. Materials• Mat 1 Materials specification (major building elements)• Mat 2 Hard landscaping and boundary protection• Mat 3 Reuse of building façade• Mat 4 Reuse of building structure• Mat 5 Responsible sourcing of materials• Mat 6 Insulation• Mat 7 Designing for robustness
  19. 19. Waste• Wst 1 Construction Site Waste Management• Wst 2 Recycled aggregates• Wst 3 Recyclable waste storage• Wst 4 Compactor / Baler• Wst 5 Composting• Wst 6 Floor finishes
  20. 20. Land Use & Ecology• Lue 1 Reuse of land• Lue 2 Contaminated land• Lue 3 Ecological value of site AND Protection ofecological features• Lue 4 Impact on site ecology• Lue 6 Long term impact on biodiversity
  21. 21. Pollution• Pol 1 Refrigerant GWP - Building services• Pol 2 Preventing refrigerant leaks• Pol 3 Refrigerant GWP - Cold storage• Pol 4 NOx emissions from heating source• Pol 5 Flood risk• Pol 6 Minimising watercourse pollution• Pol 7 Reduction of night time light pollution• Pol 8 Noise attenuation
  22. 22. BREEAM Categories and Weightings BREEAM Credits available Weighting (%) Section Management 10 12 Health & Wellbeing 14 15 Energy 21 19 Transport 10 8 Water 6 6 Materials 12 12.5 Waste 7 7.5 Land Use & Ecology 10 10 Pollution 12 10
  23. 23. WSP ExpertiseWSP has an experienced team of assessors (BREEAM, LEED, Green Star etc.)who are fully conversant with the full range of Green Building design andcertification services.WSP has completed over 100’s of BREEAM and LEED assessments globally withover 150 BREEAM assessments alone currently on our books.We are licensed in all of the BREEAM Family, in addition to holding qualifications inEPC, CEEQUAL, and LEED and therefore we can apply the best proactive andbespoke sustainability metrics to any issue.As part of the multidisciplinary WSP Group, our assessors are able to draw upon awide range of assessment-related expertise, including ecology, energy, acoustics,structural, mechanical and electrical engineering, materials specification, landremediation and transportation issues.We assist with the review and alignment of standard designs and specifications toassist compliance with BREEAM/LEED credits, thereby saving time and costs inachieving certification for large portfolios.
  24. 24. Case study - Euro Tower, Bucharest Developer – Cascade Group Designed as a landmark building, located in North-Central Bucharest Construction completed Provides approximately 18,000sqm of A-class office space arranged over 18 above ground levels, 180 parking places created over five underground levels as well as 300 public outdoor parking units. One of the first green certified buildings in Romania. Independent certification provided through the international BREEAM scheme, Very Good rating. WSP undertook assessment of and assisted in obtaining sustainability rating for the scheme.
  25. 25. Case study - Euro Tower, BucharestSUMMARY OF OUR DELIVERY:Key stage assessments: Design Stage Construction Stage Post Construction Certification Assessments undertaken in conjunction with the developer to enable identification of action items and opportunities to increase sustainability and thereby the eventual scheme rating.
  26. 26. Case study - Euro Tower, BucharestOutcome:Harnessing WSP expertise has resulted in: The development proceeding successfully to obtain a BREEAM rating. In doing so it is one of the first internationally certified sustainable buildings in Romania and the first green office building in Bucharest Close correlation between high quality and building green. Workplace of choice for employers Anticipated increased productivity will be forthcoming for occupiers due to the benefit of natural lighting and improved health considerations. Increased pre-lets in a tightening market.
  27. 27. Choosing a rating system
  28. 28. Available Assessment Methods Building Research Establishment Environmental Assessment Method (BREEAM) Leadership in Energy and Environmental design (LEED) Green Building Rating System Green Star Green Globes Green Building (GB) Tool Comprehensive Assessment System for Building Environmental Efficiency (CASBEE)
  29. 29. Source: BREEAM 2008
  30. 30. Source: BREEAM 2008
  31. 31. BREEAM vs LEED vs Green Star etc. Credit weighting comparison Source: BREEAM 2008
  32. 32. BREEAM
  33. 33. Source: BREEAM 2008
  34. 34. Source: BREEAM 2008
  35. 35. Source: BREEAM 2008
  36. 36. BREEAM vs LEED vs Green Star etc. LEED over simplifies the use life cycle analysis, in particular relating to building materials Green star – issues associated with spanning differing climatic zones. (Cooling tower credit) Green star awards credits for issues such as mould prevention, low VOC finishes, and avoidance of composite wood product. BREEAM International – localised framework but still developing. Previous issue relating to design stage & construction stage certifications now resolved.
  37. 37. BREEAM vs LEED vs Green Star etc. Overall Rating comparison Source: BREEAM 2009
  38. 38. Questions to ask yourself Where is the building being constructed? Who is the intended occupant/buyer? Does the building type meet any of the generic schemes? Which scheme will provide the highest rating for your development? Does your design team have familiarity with one particular scheme or all? Are there any local assessors available for each scheme? Are country reference sheets complete?
  39. 39. EnergyPerformanceCertificates
  40. 40. General information One part of a raft of measures contained within the Energy Performance of Buildings Directive 2002/91/EC including: – Thermal rehabilitation of existing building stock – Inspection of air-conditioning systems – Certification of independent experts Norms and calculation design criteria for the energy performance of a building stipulated in law nos. 372/2005 and 157/2007.
  41. 41. Requirements Requirement for an EPC on construction sale or rental of a property from 1st January 2007, however deferred to 1st January 2010 in Romania and Bulgaria. Must show the assessment rating Expressed on an A-G scale (and numerical) Must not be more than 10 years old Decreasing exceptions Provide recommendation for improvement Public buildings require a Display Energy Certificate.
  42. 42. Interaction with BREEAM Energy assessment in BREEAM allows up to 15 credits when the assessed building demonstrates an improvement in the energy efficiency of the building fabric and building services Energy performance is shown as a CO2 based index The credit scoring is determined by comparing the building’s CO2 index taken from the EPC with CO2 emissions from a reference building
  43. 43. Green Buildings – theeconomic case Neil Foster – WSP Group SRL
  44. 44. Current & Future Economic Drivers Increased analyst and investor screening of corporate environmental and social policies (CSR) including real estate investments Increasing certainty of the business case for developing green The continual increase of energy prices Increased competition through tougher market conditions. The need for developers to remain competitive. The opportunity to be seen as a market leader through seeing green building as a unique selling point
  45. 45. Evaluating Energy Efficiency In normal times: Green rated buildings commanded rental rates roughly 3% higher per square foot than otherwise identical buildings Premiums in expected rents (i.e. rents adjusted for building occupancy levels) are even higher – above 6% Selling prices up to 7% higher
  46. 46. Productivity Benefits Offices – 2-16% productivity increase Retail – increase in sales per sq foot Schools – 10-15% betterment in results
  47. 47. Evaluating Energy Efficiency In the current market: Blue-chip investors and tenants remain active in the market and are therefore most attractive to developers. Green rated buildings have a greater likelihood or occupancy or sale Investors are seeking pre-let or leased buildings with guaranteed returns Lower ongoing running costs for developers working on a BOT (build-operate-transfer) basis.
  48. 48. Construction Costs The earlier in project planning green methods are considered the lower the likely impact upon final construction costs. Green rating/schemes are designed to recognise good design not to force it upon developers and designers. Certification costs are small in comparison to design costs <5% excepting smaller buildings/developments
  49. 49. Construction Costs Source: BREEAM 2009
  50. 50. Construction Costs Source: BREEAM 2009
  51. 51. Future Developments Neil Foster – WSP Group SRL
  52. 52. Assessment Schemes BREEAM In-use – refurbishment of existing buildings, existing building fit out BREEAM Balkans? BREEAM Education, Healthcare, Developments BREEAM Communities Code for sustainable homes (EcoHomes)
  53. 53. The Future - Smart Metering? Energy Monitoring – GE Real Estate Daily remote data collection for electricity, gas, water etc. enabling identification of energy issues on existing facilities. Subsequent alterations to BMS enabling up to 35% reduction in energy consumption to be achieved in individual buildings.
  54. 54. The Future – Sustainable Cities? Carbon Neutral Park – China Hong Kong’s first carbon neutral park Sustainable design advice
  55. 55. The Future – A National Regulatory Framework? Green Building Project Framework - Dubai Development of Green Building specification system International benchmarking and development of technical regulations to produce the new regulatory framework
  56. 56. The Future – Sustainable Cities Strata in London - UK First residential development to incorporate wind turbines Acoustics consultancy & design with structural and M&E design
  57. 57. The Future – Sustainable Cities? Masdar – Abu Dhabi World’s first city adhering to principles of zero carbon, zero waste Suite of energy and environmental services
  58. 58. WSP Group SRL17th Radu Voda Street3rd Floor, District 4040273BucharestRomania Questions?Tel. +40 (21) 539 33 60E. neil.foster@wspgroup.com