Sustainable Development or sustainable sustainability

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Sustainable Development (or sustainable
sustainability)

• Richard Mann MRICS
• Director of Development

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Who are we

• Housing Association based in Caerphilly,
  regulated by the Welsh Assembly.
• We build affordable homes for rent and purchase.
  We also construct a range of projects that
  contribute towards regeneration (we are currently
  construction an Autistic Centre, a Health Clinic
  and we are about to commence a library).

3
Our Homes

• The Welsh Assembly set minimum standards for the
  construction of homes in Wales. They currently
  use eco homes as a bench mark, together with
  GIL 72. This does not apply to the private
  sector.
• However, it is likely that we will move to the
  code for sustainable homes which has recently
  been introduced into England and has been
  developed by the BRE.

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Code for Sustainable Homes

• The Code for sustainable homes is broken down
  into separate elements which include
• Ecology
• Health and Wellbeing
• Waste
• Materials
• Energy

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Code for Sustainable Homes

• The aim of the code is to reduce carbon
  emissions and atmospheric pollution.
• The code is rated 1-6 where 1 is a poor
  performer and 6 would equate to a zero carbon
  home.

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Zero Carbon Homes

• Passive Ventilation
• Solar Thermal
• Photovoltaic
• Ground Source Heat Pump
• Energy Source (sustainable electricity)
• Triple glazed
• Solar Gain
• Air tight
• Sustainable materials
• Grey / Green water recycling.
• Waste Management

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Just a reminder..

• We are a Housing Association and compete with
  private developers for land. We are funded
  privately and by WAG, but it is not a limitless
  pot.
• Corporately we want to do more than the minimum
  standard, but we have to manage this in the
  context of Capital funding and long term revenue
  (our rents not only pay the mortgage but we have
  to maintain any equipment in the home).

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Where are we?

• All new build projects this year have included
  environmental technologies above the standard
  required by Building Regs and WAG.
• We have amended our contracts to require where
  cost effective that all materials are sourced
  locally and from sustainable sources.
• We have commenced a major regeneration project
  which includes the external insulation of our
  older cottage properties together with the
  introduction of solar thermal heating.
• Where we can we take advantage of separate
  funding streams.
• We are in the process of constructing Wales 1st
  Code 4 project in Caerphilly which includes,
  district heating, air source heat pumps solar
  thermal SUDs and green water re-cycling.

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Sustainable Sustainability?

• The Jargon explained
• Not one off projects that often are
  disproportionably expensive and only benefit a
  minority.
• The introduction of sustainable technology that
  can be implemented across our whole development
  programme and that we can afford to maintain.

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What are we doing
Solar Thermal Panels on EVERY New build unit
constructed since 2005
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What are we doing
Modular construction where the materials source
can be tracked and the waste on site can be
minimised.
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What are we doing
Design Site orientation and layout. Super
insulated
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What are we doing
Green water re-cycling Your water goes through a
treatment process only to be flushed down the
loo! Green water re-cycling use rainwater for WC
and Washing machine.
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What are we doing
Air Source Heat Pump The technology A fridge
but in reverse. Linked to a range of other
sustainable technology, low tech (does not need
service like gas appliance). Works with
individual properties up to 1000 sq ft Back up
service supply.
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Cost and Key Issues

• There is free energy out there!
• It needs to be considered at the earliest stage
  to ensure maximum benefit.
• Low tech often means low maintenance and
  therefore earlier pay back.
• Technology introduced post design is often
  ineffective and expensive (Stockton Way circa
  400,000 for 26 properties to achieve code 4)
• Dont believe the manufactures literature.
• Maximise funding.
• Our current general work (inc solar thermal)
  sees us achieving circa Code Level 3, although
  the latest project we hope will achieve code 4.
• Review effectiveness. This is the next stage in
  our programme (KTP)

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Zero Carbon, is it a myth?
Telegraph 8th Dec 2006
BedZed, an award-winning development of 99
apartments in south London, was supposed to be
exactly that zero-carbon and entirely
sustainable. More than four years after opening
its doors, however, the landmark eco-village is
neither. The revolutionary wood-burning
technology that should have produced all the heat
and power is not working and has been
abandoned. A "green" water sewage system that
used reed beds to mimic natural waste filter
systems is also temporarily out of action because
of management costs. Power is drawn from the
national grid, backed up by gas boilers, and only
a quarter of the 300 or so residents use organic
food boxes.
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Zero Carbon, dont despair
Despite the power problems, much about the
project has been a success. The walls are about
60cm thick and filled with four times as much
insulation as the industry norm, and the windows
are double or triple-glazed. As a result, there
is no need for central heating and residents pay
less than 400 a year for power and water. The
apartments are naturally ventilated using a roof
funnel system, which draws in fresh air and
expels stale air, and each has a garden and
access to an allotment. Waste for recycling is
collected, the taps and showers are fitted with
flow restrictors, which save 19 litres of water
per minute, and the lavatories are flushed with
rainwater. Mr Dunster said the wood-chip
power-generator would be replaced in spring and
insisted that it would make the project
completely zero-carbon. "Technology has advanced
hugely in the 10 years since we first chose the
CHP system, and the new machine is working very
successfully elsewhere," he said. "It is not
right to say that BedZed cannot be zero-carbon.
It will be when the system is replaced, and it is
a viable route to go down."
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Zero Carbon, dont despair
If zero carbon is to become a reality and
technically it can, the drive will have to come
from Government. In the private sector (and to
some degree the public sector) the order of
priority is as follows 1. What density,
layout and technology will maximise our
profit. 2. How sustainable can we make the
properties In order for this to reverse the
Government must introduce sustainable
construction as part of the Building Regulations,
making it No 1. We must not rely on voluntary
codes.
Zero Carbon home BRE April 2008
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