Rigorous standards needed

Aug 19 2009 by Peter McCusker, The Journal

The need to keep environmental and energy matters at the core of property design has never been more important, says Jeff Roberts, of GVA Grimley.

NEW laws and proposals reinforce the requirement to recognise climate change.

The need to address the problems of an economic downturn while designing ‘green’ buildings is being tackled head-on by the UK Green Building Council (UKGBC). It is asking for easy to repay loans to be made available for redevelopers and householders.

This month the UKGBC published proposals to help seven million homeowners carry out ‘green makeovers’. “Pay as you Save” is part of its campaign for a Sustainable Built Environment.

Primary legislation would be required to put Pay as you Save into force. The local authority would create a ‘Local Land Charge’ through which the loan would be repaid.

The charge, which relates to the property not the owner, would be kept on the Local Authority Register of Local Land Charges and ‘passed on’ to future owners until it expires after 25 years.

The upfront costs supported by PAYS is up to £10,000 and typical net savings (after the annual PAYS Charge obligation has been met) would be around £50 to £200 per year depending on the extent of the low energy upgrade undertaken.

UKGBC’s report was put together following research which shows that the country’s current building stock accounts for 45% of UK carbon emissions. If the UK is going to achieve the 80% reduction in carbon emissions by 2050 as formulated within the Climate Change Act 2008 there needs to be a major refurbishment scheme to upgrade households.

Climate change caused by the emission of greenhouse gases has wide-ranging implications for the property industry. Developers now have to demonstrate sustainability under Part L of the new Building Regulations and to local planning authorities.

Part L of the buildings regulations mean new homes need to be better insulated and make use of more efficient heating systems. They make it compulsory to test for air pressure leakage in buildings, which can reduce the energy efficiency of buildings.

Key provisions of the Energy Performance of Buildings Directive include energy certification of all buildings and regular mandatory inspection of boilers and air conditioning systems.

Energy Performance Certificates (EPCs) in commercial buildings and Display Energy Certificates (DECs) in public buildings became compulsory last year. The need to obtain a certificate is “triggered” at the point of sale, letting or construction of a building. Certificates must be renewed every 10 years.

In the North East a number of developments have introduced excellent examples of environmental, energy efficient schemes. Green roofs can provide a solution to environmental policy issues, helping in the planning permission application process.

Rivergreen Developments’ conference and business centre at Aykley Heads includes a live sedum roof, a rammed earth wall, comprehensive energy management system, and an orchard in the car park.

The Greenhouse Business Centre at Annfield Plain features a range of sustainable construction techniques including ground source heating/cooling, a wind turbine and photovoltaic roof panels. The Greenhouse and Rivergreen’s centres have both won environmental awards, and BREEAM excellence ratings.

Rivergreen has also introduced sedum roofs to a residential scheme at Amble, Northumberland. Such roofs increase the energy performance of buildings so offer an alternative method for compliance with part L of the Building Regulations.

The building industry and the government are taking climate change seriously. The stark warning is that newly designed or existing buildings have to be up to rigorous energy and environmental standards or they could be demolished.

Jeff Roberts is associate director of GVA Grimley