Sustainable Refurbishment E-Book

Sunil Shah

• Herausgeber: John Wiley & Sons
• Kategorie: Wissenschaft und neue Technologien
• Sprache: Englisch

Seitenzahl: 488

Veröffentlichungsjahr: 2012

Beschreibung

Sustainable Refurbishment

Governments across the EU and developed countries are increasingly being directed towards improving existing built stock as a key ingredient to meeting climate change challenges.

This guide to green ‘retro-fitting’ for corporate real estate, facility managers and occupiers struggling to reduce their building’s carbon footprint will help in the planning and management of a sustainable refurbishment programme.

Sustainable Refurbishment is structured into four parts: the first gives the context, together with an overview on sustainable development and refurbishment projects separately, and the value gained from a sustainable refurbishment. Part Two details the regulatory and financial drivers, together with market pressures, and provides an overview of where this is leading, giving the implications for sustainable refurbishment. Part Three provides technical support on carbon measures, helping to determine the feasibility of good practices as part of the refurbishment. Included is a review of energy efficiency, renewable and low carbon technologies and embodied carbon to enable lifecycle carbon calculations, together with the necessary behavioural change aspects needed to embed the changes. Linkages and benefits between the technologies will be highlighted. Part Four reviews refurbishment from a wider environmental perspective, understanding the challenges and opportunities that exist for particular developments from a materials, water, biodiversity and transport perspective.

Throughout the book, checklists are provided on typical activities and best practice; these are expanded through relevant case studies and examples to show-case previous good practices and lessons learnt. The book’s structure allows a matrix approach, with Parts Three and Four containing the technical information necessary to deliver sustainable refurbishment. The book provides a much-needed link between policy-level commitment and detailed technical delivery.

This easily digestible and authoritative review of the key issues in green retro-fitting is crucial for facilities managers; building surveyors; property managers/owners; and corporate real estate involved in sustainable refurbishment by offering the practical support needed to make it happen.

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Leseprobe

Table of Contents

Cover

Title page

Copyright page

Preface

Acknowledgements

Abbreviations

Part 1: Introduction to Building Refurbishment

1 What is Building Refurbishment?

1.1 Introduction

1.2 Definitions of Refurbishment

1.3 Building Refurbishment Market and Size

2 Sustainable Refurbishment

2.1 Introduction

2.2 Overview of Sustainable Development

2.3 Sustainable Development and Building Refurbishment

3 Occupant Evaluation

3.1 Introduction

3.2 Changes in Work Patterns

3.3 Pre- and Post-Occupancy Evaluations (POE)

Part 2: Managing Refurbishment as a Process

4 Drivers for Sustainable Refurbishment?

4.1 Market Pressures

4.2 Return on Investment

4.3 Regulatory Incentives

4.4 Financial Incentives and Taxes

4.5 Climate Change

4.6 Corporate Responsibility

4.7 Skills

5 Developing a Business Plan and Strategy

5.1 Costs and Risks to Refurbish

5.2 Barriers to Refurbishment

5.3 Delivering Commercially Viable Refurbishment

5.4 Factors to Consider to Improve the Performance

5.5 Defining the Strategy

6 Managing Delivery

6.1 Delivering a Sustainable Refurbishment

6.2 Minor Refurbishment Approach

6.3 Major and Comprehensive Refurbishment Approach

6.4 Green Leases

6.5 ISO 14001 Environmental Management Standards

6.6 Energy Star

6.7 Managing-Delivery Checklist

7 Managing Impacts

7.1 International Standards

7.2 LEED and BREEAM

7.3 Project Sustainability Assessment

7.4 Performance Improvements from Standards

7.5 Behavioural Change

Part 3: Low-Carbon Technologies and Materials

8 Energy-Efficiency Measures

8.1 Introduction

8.2 Refurbishment Options and Approach

8.3 Assessing Costs of Energy-Efficiency Measures

8.4 Fabric and Passive Energy-Efficiency Measures

8.5 Energy-Efficiency Measures – Mechanical

8.6 ESCOs and Energy-Performance Contracting

8.7 Energy-Efficiency and Low-Carbon Checklist

8.8 Health and Indoor-Environment Checklist

9 Behavioural Change

9.1 Commissioning Buildings

9.2 Energy Conservation as a Behaviour

10 Renewable Energy

10.1 Introduction

10.2 Photovoltaic (PV) Panels

10.3 Solar Thermal Hot-Water Systems

10.4 Wind Turbines

10.5 Biofuel Heating

10.6 Geothermal Energy

10.7 Combined Heat and Power (CHP)

10.8 Heat Pumps

11 Embodied Carbon

11.1 Introduction

11.2 Embodied Carbon Standards

11.3 Varying Embodied Carbon Values in Buildings

CASE STUDY 1

London Fire and Emergency Planning Authority (LFEPA): Energy Case Study

CASE STUDY 2

89 Culford Road: Extreme Low-Carbon Dwelling Refurbishment

CASE STUDY 3

Empire State Building to Become a Model of Energy

Part 4: Environmental Areas

12 Material Use and Resource Efficiency

12.1 Introduction

12.2 Material-Certification Schemes

12.3 Material Procurement

12.4 Designing-in Sustainable Materials

12.5 Material Resource Efficiency

12.6 Site Waste Management

12.7 Materials and Resource Efficiency Checklist

13 Water Conservation

13.1 Performing a Water Audit

13.2 Reducing Water Use

13.3 Rainwater Harvesting

13.4 Flood Risk and Sustainable Drainage Systems

13.5 Water-Conservation Checklist

14 Biodiversity

14.1 Introduction

14.2 Green Roofs and Walls

14.3 Provision for Birds

14.4 Biodiversity Checklist

15 Transport

15.1 Developing a Travel Plan

15.2 Delivery Travel Plans

15.3 Transport Checklist

Glossary

Further Reading and Websites

Life Cycle of Building/Products

Commissioning

Energy Management and Climate Change

Use of Resources

Marketplace

Biodiversity

Sustainability Information

Legislation

General Sustainable Buildings

US Government

Index

This edition first published 2012

© 2012 Sunil Shah

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Library of Congress Cataloging-in-Publication Data

Shah, Sunil, 1974–

 Sustainable refurbishment / Sunil Shah, Director, Acclaro Advisory.

pages cm

 Includes bibliographical references and index.

 ISBN 978-1-4051-9508-9 (pbk. : alk. paper) 1. Sustainable buildings– Design and construction. 2. Buildings–Repair and reconstruction. 3. Green technology. I. Title.

 TH880.S53 2012

 690.028'6–dc23

2012006682

A catalogue record for this book is available from the British Library.

Wiley also publishes its books in a variety of electronic formats. Some content that appears in print may not be available in electronic books.

Cover image courtesy of iStockPhoto

Cover design by Meaden Creative

Preface

The question of how to refurbish a building in a sustainable manner has been asked frequently over the past few years, but increasingly has also come with a question of how this can be measured and achieved. And that is where the difficulties started – and where the originations of this book came from.

Refurbishments are becoming increasingly recognised as a valid alternative to new build after many years of being seen as simply a way to cheaply extend the life of a building. Historically, the focus has been placed upon new build as a way to develop additional space or the regeneration of areas that have fallen out of favour. New build benefits from starting with a clean slate and with a structured building process requiring planning approval, design and building standards to be met, and the introduction of operational strategies to suit the investor. Refurbishments are altogether more complicated with a structure and services already in situ and requiring adaptation. It is also arguably a more complex and challenging type of project to get right.

Legislation, corporate responsibility and the reduced access to capital for investment have all contributed to the increased level of refurbishments taking place, together with technological improvements to enable us to better utilise existing buildings. This latter point has helped bring down costs to refurbish, but also has the ability to provide Grade-A rentable space back to the market.

At the same time, the lessons learnt from new build about integrating sustainability measures in the design and, importantly, in the operational phase of the building have not been transferred across. There are a number of factors contributing to the lack of strong sustainability measures in the refurbishment market. The lack of a recognised definition for a refurbishment has certainly caused difficulties when understanding the return on investment for a variety of sustainability measures – as plantroom changes through whole-floor changes and ‘taking back to shell’ all constitute a refurbishment of a building but will have very different approaches.

A major gap is the relatively little experience in delivering sustainable-refurbishment projects, which are commonly delivered as a one-off project, rather than as a major programme moving forwards. The lack of experience brings with it a host of contributing factors, such as materials that are not cost-effective due to economies of scale, lack of exemplar projects, and a reduced level of understanding by the client and design community as to how to refurbish in a sustainable manner.

An obvious omission concerns the social aspects related to refurbishments. Occupant performance and behaviours are covered, but the wider community benefits that can be realised from such a project have not been captured. This has been a difficult decision and one that was made due to the relatively limited amount of robust information in this area. A significant amount of work is taking place in this area with a view to better understanding how the community can be proactively engaged and brought into any refurbishment project, thus enabling social inclusion.

This book has been separated into three sections to respond to each of these challenges. The first section provides a framework to integrate the lessons learnt from sustainable buildings into the refurbishment market together with exemplars. The middle section reviews the carbon agenda within buildings, including the material to review how a low-carbon design and operational philosophy can be used. The final section provides a review of the environmental considerations that can be incorporated, including material choice, biodiversity enhancement, water use and transport.

Sunil ShahMay 2012

Acknowledgements

There are a number of people and organisations who have helped in writing this book.

Firstly, I couldn’t have written this book without the support of my family who have reviewed drafts and provided some sanity during the past months.

Specific thanks go to Ian Shaw, David Walker and Dave Cheshire for their guidance and use of information to help set the context of the book.

Also the patience and support provided by the team at Wiley-Blackwell who have provided gentle encouragement throughout the process.

Lastly and most importantly, I have to thank those clients and organisations who have provided the case studies and stories which provide the backbone to this book, without which the reality of what can be achieved could not have been put forward.

Abbreviations

ASHRAE 

American Society of Heating, Refrigeration and Air Conditioning Engineers

B(E)MS 

Building (Energy) Management System

BAP 

Biodiversity Action Plan

BCO 

British Council for Offices

BRE 

Building Research Establishment

BREEAM 

Building Research Establishment Environmental Assessment Methodology

BS 

British Standard

BSRIA 

Building Services Research and Information Association

CFC 

Chlorofluorocarbon

CHP 

Combined Heat and Power

CIBSE 

Chartered Institution of Building Services Engineers

CIRIA 

Construction Industry Research Association

CO

2

Carbon Dioxide

CR 

Corporate Responsibility

DJSI 

Dow Jones Sustainability Index

EBIT 

Earnings before Interest and Tax

EC 

European Community

ECJ 

European Court of Justice

EMS 

Environmental Management System

EPA 

US Environmental Protection Agency

EPBD 

Energy Performance of Buildings Directive

EPC 

Energy Performance Certificate

EU 

European Union

FSC 

Forest Stewardship Certification

FTE 

Full Time Equivalent

GABS 

Global Alliance for Building Sustainably

GBTool 

Green Building Tool

GDP 

Gross Domestic Product

GFT 

Global Fortune

GHG 

Greenhouse Gas

GRI 

Global Reporting Initiative

HCFC 

Hydrochlorofluorocarbon

HK-BEAM 

Hong Kong Building Environmental Assessment Method

HVAC 

Heating, Ventilation and Air Conditioning

IAQ 

Indoor Air Quality

ILO 

International Labour Organisation

IPPC 

Integrated Pollution Prevention and Control

IPCC  

Intergovernmental Panel on Climate Change

ISO 

International Organisation for Standardisation

IT 

Information Technology

KPI 

Key Performance Indicator

kW 

Kilowatt

kWh  

Kilowatt Hours

LCA 

Life cycle analysis

LEED 

Leadership in Energy and Environmental Design

LPG 

Liquefied Petroleum Gas

M&E 

Mechanical and Electrical

M&T  

Monitoring & Targeting

MEPI 

Measuring Environmental Performance of Industry

MRF 

Materials Recycling Facility

NABERS 

National Australian Building Environmental Rating System

NGO 

Non Governmental Organisation

NIA 

Net Internal Area

NPI 

Normalised Performance Index

O&M 

Operation and Maintenance

ODS 

Ozone Depleting Substance

p.a. 

per annum

PEFC 

Programme for the Endorsement of Forest Certification

POE 

Pre-/Post-Occupancy Evaluation

PR 

Public Relations

PV 

Photovoltaic

RICS 

Royal Institution of Chartered Surveyors

ROI 

Return on Investment

SA 

Social Accountability

SAP  

Sustainability Action Plan

SBS 

Sick Building Syndrome

SCP 

Sustainable Construction Potential

SME 

Small and Medium Sized Enterprise

SRI 

Socially Responsible Investment

SWMP  

Site Waste Management Plan

TBL  

Triple Bottom Line

UK 

United Kingdom

UN 

United Nations

UNEP 

United Nations Environment Programme

UNFCCC 

United Nations Framework Convention on Climate Change

UPS 

Uninterrupted Power Supply

US 

United States

USGBC 

US Green Building Council

VFM 

Value for Money

VOC 

Volatile Organic Compounds

WC 

Water Closet

WEEE 

Waste Electrical and Electronic Equipment Directive

WFD 

Waste Framework Directive

WLV 

Whole Life Value

WRI 

World Resources Institute

WSSD 

World Summit on Sustainable Development

WWF 

World Wildlife Fund

Part 1

Introduction to Building Refurbishment

This opening part will provide an introduction to the refurbishment of buildings, detailing the scope of what is meant by the subject. It will provide a definition of refurbishment covering different types, but will not cover the reasons why an organisation may choose to refurbish their building, assuming that this decision has already been taken.

The churn rate of buildings is less than 2 per cent in many countries, with economic downturns focusing attention on maximising the use of existing buildings. This, in turn, has increased the rate of refurbishing various buildings, but operating at varying levels from a ‘refresh’ through to a more fundamental upgrade.

Sustainability will be introduced as an umbrella term with a series of key issues under this umbrella that affect the refurbishment of buildings. This will be reviewed against the 14 themes of sustainability, which are used and referenced throughout this book.

This book has been written to enable a number of the technical aspects to be read in conjunction with the sector-specific examples and will provide the structure and linkage, together with an overview as to the direction that sustainable refurbishment is taking with regard to regulatory, reputational and financial aspects.

Developers often face the dilemma of whether to refurbish or redevelop. If sustainable construction is to be widely adopted as a practice, developers need to be convinced that it is commercially viable, including both capital costs and whole-life costs. Refurbishment is perceived to be the more sustainable option, but this is not always the case.

Buildings should have second and third uses. Many buildings since the1960s are incapable of being changed, which limits their potential both as an asset and also to develop a cohesive community landscape.

1

What is Building Refurbishment?

The traditional building cycle sees the built asset typically designed to last sixty years and undergoing a variety of changes prior to being demolished and a new facility commonly arising in its place. There are many buildings which have stood for much longer than sixty years and, in some cases, their external aspects are protected as listed buildings; however, they are often changed internally to reflect the modern-day demands of the working environment and the market. Likewise, there is an increasing trend for assets to be sweated over a relatively short lifetime of twenty or thirty years to maximise returns.

In all these scenarios, there is an element of building refurbishment that will take place. As can be seen from these examples, however, the scale, type and level of detail of the refurbishment are hugely variable.

Chapter Learning Guide

This chapter will provide an overview of building refurbishment, its growth globally and the challenge in trying to define its role to meet the changing business requirements.

Definitions of building refurbishment;Size of market and global differences;Occupant satisfaction providing the link between productivity and well-being that can be influenced;Growth and changes affecting refurbishment;The future refurbishment and where the industry is going.

Key messages include:

There is an increase in the level and scale of refurbishment taking place across a range of buildings;Building refurbishment is a standard approach to revitalising facilities to extend their life.

1.1 Introduction

The refurbishment of buildings is a long-standing practice dating back centuries as parts of stately homes, castles and churches have been extended and remodelled to reflect the wealth and architectural style of the owners at the time.

Whilst this aspect of the building lifecycle has been around for many centuries, it has not gained recognition in the recent past whilst failing to capture the imagination. With the recent growth in buildings and new construction, the refurbishment of the older stock has taken a back seat. Alongside this, there have been a loss of knowledge and inherent understanding of how to refurbish buildings in a sustainable manner across the various organisations involved in the built environment. This has resulted in many of the lessons needing to be relearnt.