There is no doubt that the big prizes in sustainability are to be won on existing building stock. Due to the recession there will, in the future, be a much larger legacy of buildings that are very energy inefficient. Investing in carbon abatement measures through energy conservation and efficiency provides a real opportunity to add value to that stock of existing buildings.
As an example, Highcross made a decision to refurbish existing offices on the North Harbour site in Portsmouth rather than demolish to make way for new carbon zero buildings. Perhaps cost was a factor which influenced the decision, but it was certainly a very sustainable decision when one considers the embedded energy pre existing in the buildings; the energy needed to demolish and, however energy efficient new buildings may be, the vast amount of CO² which would be released in new construction. Aside from these environmental considerations we are surrounded by buildings which are highly energy inefficient yet could be greatly improved at a fraction of the cost of reconstruction.
As a nation we are increasingly becoming more aware of our environment. Many of us recycle, use low energy light bulbs, try to restrict the use of our cars and install double glazing wherever possible. Regulations are also helping towards that end. For example, all new boilers must be of the most energy efficient type, i.e. condensing boilers, and government grants for added insulation are available for some sectors of the community.
A recent MORI poll showed that 88% of us believe that climate change is happening. 46% believe that it is caused by human activity and 20% believe they can help reduce the effect. This must mean that increasingly tenants will be attracted to buildings which are more energy efficient. If this is a true picture of environmental thinking, how does this translate into positive messages for our existing commercial building stock?
Pre war buildings were by and large heavy masonry structures with pretty good thermal capacity, i.e. once you got them warm they stayed warm. The windows however let them down being cold and draughty. After the war we started using more concrete and thin cladding systems which leaked like sieves and were very cold. Since then we have slowly moved to better insulated and tightly sealed buildings which are now bringing their own problems in terms of the recirculation of stale air; and what about heating and air conditioning?
The old gas boilers were highly inefficient and so were early air conditioning systems. All this adds up to an existing commercial building stock which is contributing day by day, at an alarming rate to CO² emissions and global warming.
Also we have tenants who are becoming more conscious of energy efficiency as well as old buildings which are energy inefficient. There has to be an opportunity to marry the two. The big question is how?
New boilers and better controls on heating and hot water systems are easy wins and can directly show reductions in energy costs. Replacing air conditioning systems is not always an easy win due to the considerable changed needed to duct work and the consequential internal costs.
The next issue is heat loss reduction. Adding insulation to a pitched roof is easy, but not to a flat roof. Adding double glazing can be straight forward (often subject to planning consent) but regrettably the pay back period is quite long. 1960s buildings can often be re skinned giving the opportunity to improve windows, add external insulation and give the building a face lift. Is it costly? Yes, but given that you end up with what looks like a new building the relative cost to value is favourable. Highcross achieved what appeared to be a brand new development by adding an energy efficient atrium, linking two existing buildings and with improvements in energy generation (two wind turbines); creating a building with a very high energy efficiency rating.
Finally, there is scope to introduce a ‘Sustainability Code’ for new tenants where everyone is encouraged to be more aware of energy use and to switch off lights (assuming movement sensors are not installed), to turn down heating systems or open windows rather than run the air conditioning system.
The introduction of Energy Performance Certificates (EPs) and Display Energy Certificates (DECs) for public buildings is making everyone more aware of energy use and cost.
Building owners now have an opportunity to seize the big prizes in sustainability by taking the initiative in upgrading the existing building stock and thereby adding value.
There is no doubt that the big prizes in sustainability are to be won on existing building stock. Due to the recession there will, in the future, be a much larger legacy of buildings that are very energy inefficient. Investing in carbon abatement measures through energy conservation and efficiency provides a real opportunity to add value to that stock of existing buildings.
As an example, Highcross made a decision to refurbish existing offices on the North Harbour site in Portsmouth rather than demolish to make way for new carbon zero buildings. Perhaps cost was a factor which influenced the decision, but it was certainly a very sustainable decision when one considers the embedded energy pre existing in the buildings; the energy needed to demolish and, however energy efficient new buildings may be, the vast amount of CO² which would be released in new construction. Aside from these environmental considerations we are surrounded by buildings which are highly energy inefficient yet could be greatly improved at a fraction of the cost of reconstruction.
As a nation we are increasingly becoming more aware of our environment. Many of us recycle, use low energy light bulbs, try to restrict the use of our cars and install double glazing wherever possible. Regulations are also helping towards that end. For example, all new boilers must be of the most energy efficient type, i.e. condensing boilers, and government grants for added insulation are available for some sectors of the community.
A recent MORI poll showed that 88% of us believe that climate change is happening. 46% believe that it is caused by human activity and 20% believe they can help reduce the effect. This must mean that increasingly tenants will be attracted to buildings which are more energy efficient. If this is a true picture of environmental thinking, how does this translate into positive messages for our existing commercial building stock?
Pre war buildings were by and large heavy masonry structures with pretty good thermal capacity, i.e. once you got them warm they stayed warm. The windows however let them down being cold and draughty. After the war we started using more concrete and thin cladding systems which leaked like sieves and were very cold. Since then we have slowly moved to better insulated and tightly sealed buildings which are now bringing their own problems in terms of the recirculation of stale air; and what about heating and air conditioning?
The old gas boilers were highly inefficient and so were early air conditioning systems. All this adds up to an existing commercial building stock which is contributing day by day, at an alarming rate to CO² emissions and global warming.
Also we have tenants who are becoming more conscious of energy efficiency as well as old buildings which are energy inefficient. There has to be an opportunity to marry the two. The big question is how?
New boilers and better controls on heating and hot water systems are easy wins and can directly show reductions in energy costs. Replacing air conditioning systems is not always an easy win due to the considerable changed needed to duct work and the consequential internal costs.
The next issue is heat loss reduction. Adding insulation to a pitched roof is easy, but not to a flat roof. Adding double glazing can be straight forward (often subject to planning consent) but regrettably the pay back period is quite long. 1960s buildings can often be re skinned giving the opportunity to improve windows, add external insulation and give the building a face lift. Is it costly? Yes, but given that you end up with what looks like a new building the relative cost to value is favourable. Highcross achieved what appeared to be a brand new development by adding an energy efficient atrium, linking two existing buildings and with improvements in energy generation (two wind turbines); creating a building with a very high energy efficiency rating.
Finally, there is scope to introduce a ‘Sustainability Code’ for new tenants where everyone is encouraged to be more aware of energy use and to switch off lights (assuming movement sensors are not installed), to turn down heating systems or open windows rather than run the air conditioning system.
The introduction of Energy Performance Certificates (EPs) and Display Energy Certificates (DECs) for public buildings is making everyone more aware of energy use and cost.
Building owners now have an opportunity to seize the big prizes in sustainability by taking the initiative in upgrading the existing building stock and thereby adding value.
