Sustainable Construction through Planning Making it happen

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Sustainable Construction through Planning
Making it happen

• Eddy Taylor,
• Environment and Sustainability Manager

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The Croydon Requirements..

• For developments above 1,000m2 or 10 residential
  units-
• Achieve Eco-Homes/BREEAM Excellent Standard
• Displace at least 10 of carbon dioxide emissions
  through on-site renewable energy
• Above and Beyond Building Regulations requirement
• If it can be demonstrated that it cant be
  achieved on-site, arrange for S106 contribution
  to sustainable energy fund.

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Implementation
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The Process of Compliance (1)

• Planning application to include Environmental
  Performance Statements
• Eco-Homes/BREEAM pre-assessment
• Other sustainability features
• Siting, size and type of renewable technologies
• We strongly recommend SAP ratings and part L 2006
  compliance is addressed at this stage
• Planning conditions attached to ensure
  follow-through

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The Process of Compliance (2)

• Post-permission
• Full Eco-Homes/BREEAM assessment with
  accreditation
• Post Construction Review to confirm
• Onus on developer to ensure that sustainability
  features are not lost-
• Contractors, sub-contractors
• Value-engineering
• Ensure all involved know that the Green
  Features are a requirement of planning!
• Planning authority Enforcement Action?

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Implementation - Progress

• 120 Planning Permissions requiring Excellent
  Standard/renewable energy
• Croydon General Hospital (360 units)
• EcoHomes Excellent
• 81 solar water heaters
• 13 micro-wind turbines
• 40kW PV array

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Photovoltaics
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Solar Water Heaters
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Micro-wind turbines
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Biomass Boilers
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Recommended Developer approach

• Design Sustainability in from the beginning.
• Be as Energy Efficient as Possible First..

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And how do developers react..?
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Developers reactions

• It is relatively easy when you have done it
• once.
• Cost is not the real obstacle!
• Know-How is the initial obstacle
• Local authorities can provide advice
• It becomes just part of the process..

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But we cant afford it.

• Land values
• Lower running costs
• Increased sales values
• It doesnt cost that much!!

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The Developers Business Cases...
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The Negative Business Case.

• We have to do it, or we cant
• get planning permission...

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..Which could lead to additional costs and poor
design
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Avoid these pitfalls!
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The Positive Business Case

• Lower running costs
• Distinctive, modern attractive buildings
• Innovative features
• Marketing value and Public approval
• Evidence of higher property values
• Designing in early ensures-
• better design
• lower costs
• easier, quicker path through planning
• Feel good factor
• Be ahead of the game

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So why isnt progress much faster?

• Expertise?
• Statutory Framework?
• Practice by developers?
• Buyer demand/economics?
• Procurement of suitable technologies?

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What is needed?

• Key players National Govt, Local Govt,
  Construction Industry
• National govt to be more bullish
• Local Govt to be braver
• Construction industry to be less conservative
  (and more organised!)
• MINDSET, MINDSET, MINDSET Allan Jones, London
  Climate Change Agency

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Making it easy for planners.

• Signposting to sources of support
• Sustainability Officer support
• Links to local assessors
• Require report to verify that the standard is met
• EcoHomes/BREEAM/Code for Sustainable Homes is
  relatively easy for planners.

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BREEAM/Code for Sustainable Homes

• Pre-Permission
• Pre-assessment showing required score with
  sufficient supporting information
• Recommend designing slightly above required
  standard, allow for slippage
• Guarantee to build to this standard
• Post-Permission
• Well-worded planning conditions
• Onus on developer
• Clear Design and Procurement Plans before
  construction
• Certification

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Conclusions

• Its not that difficult
• Lots of expertise is available
• Sustainability requirements in buildings wont go
  away.
• ..So do it positively.
• Have fun with it
• Enjoy the benefits!