Reducing the carbon footprint of business

Monday, August 13, 2007

Buildings constructed in 2006 are around 20 per cent more energy efficient than those built in 2002. However, new buildings only add between one and 1.5 per cent to building stock each year, therefore existing buildings make up the majority of building stock in the UK and they present an important opportunity to reduce CO2 emissions.

The consultancy, Cyril Sweett, was appointed by the Royal Institute of Chartered Surveyors (RICS) to compare the environmental performance of existing and new commercial buildings in the UK, and to look at how existing commercial buildings could be improved to use less energy and water, incorporate greater recycled content, and provide habitat to improve biodiversity.

The report 'Transforming Existing Buildings: The Green Challenge' discussed several recommendations for improving existing buildings, including further research, modelling tools, guidance and standards, requirements and regulations, fiscal incentives and awareness raising.

Mike Lowe chatted to Tya Shannon, a senior sustainability consultant at Cyril Sweett, who coordinated the research for the report.

What can be done to improve the energy efficiency of a building?

A number of things can be done; from simple measures like switching to energy efficient light bulbs to more expensive measures such as installing a green roof. In between these extremes are a wide range of options including double glazing, shading devices, mechanical ventilation systems, draught stripping, energy efficient white goods and renewable energy technologies.

There are several things to consider when choosing the most effective energy efficiency upgrades for a building. It is particularly important to understand the building's component energy use.

For example, lighting can account for up to 16 per cent of energy used in offices and hotels, therefore energy efficient light bulbs could provide greater energy savings than one might expect. For buildings with a high heat demand, insulation could be the most effective option, and for buildings with a high demand for cooling, chilled beams or shading devices could be most appropriate.

How much difference, in terms of emissions, is there between old and new buildings?

There is a significant difference in energy use, and therefore in CO2 emissions, between existing and new buildings.

Our review of benchmark data showed that new office buildings use around 36 per cent less electricity (kWh/m2 floor area) than existing buildings, and around 48 per cent less gas (kWh/m2 floor area) for heating. The reductions for hotels are similar.

How difficult is it to get a large organisation to implement energy efficiency changes? Is it difficult to get them to see the bigger picture?

The decision to implement energy efficiency changes will in most cases come down to commercial considerations, rather than concern for the bigger picture, i.e. reducing carbon emissions. The payback period for many energy efficiency measures is long, which doesn't demonstrate a convincing cost benefit. Large organisations can be motivated by CSR objectives to implement energy efficiency measures. However, carbon off-setting solutions often prove more cost effective.

New buildings are required to meet environmental standards through building regulations. Building regulations and planning policy are slowly accommodating existing buildings, through sustainable refurbishment requirements. However, this still does not ensure energy efficiency measures are incorporated in buildings that are not being refurbished. Incentives are also required and could be provided through capital allowances or grants.

What difficulties will be faced in changing the construction industry's attitudes to handling construction waste responsibly?

Attitudes towards construction waste management are changing, however not all contractors are aware of the business case for waste minimisation and recycling. Again, demonstrating a cost benefit is important. The landfill tax escalator will help by making the disposal of construction waste more expensive. It is also important to ensure contractors are aware of the cost of waste in terms of the value of the materials wasted.

As with any other behaviour change, it is necessary to remove all excuses. Excuses will be reduced as more manufacturers offer take-back schemes for unused materials. One real difficulty relates to issues of supply and demand, i.e. markets are required for recycled materials. For example, it might be possible to reclaim all your demolition waste but this can't be reused if the local market doesn't need any low grade aggregates.

The report said that more information will be needed for change to take place. What sort of information and how do you think it could be most effectively disseminated?

Information is required to demonstrate both a business case, and the environmental benefits associated with improving a building's energy performance. Case studies and 'how to' guides would be useful to help landlords choose the most appropriate improvements. Such guidance should include steps such as considering the building's component energy use and the cost benefits offered by different efficiency measures.

Modelling tools would be extremely useful to assist with the process of selecting the most appropriate improvements. Such tools would need to be publicly available, with support available from professionals trained in the technical and commercial aspects of efficiency measures and renewable energy technologies.

Do you think the change to eco-friendly construction will happen fast enough and how could the government make things change quicker?

With regard to new build, the change could happen fast enough. The Code for Sustainable Homes and the higher standards to be incorporated in Part L leading up to zero carbon homes in 2016, are pushing house builders to change as quickly as they are practically and commercially able to do so.

Mechanisms have been put in place for eco-friendly housing construction to become a reality. I think it is likely that similar mechanisms for commercial buildings will follow soon.

Aside from eco-friendly construction, the ecological performance of existing buildings is extremely important and should not be put in the 'too hard basket'.

In 2050, 60 per cent of Britain's buildings will predate the 2006 revisions to Part L. I see few signs that existing buildings will soon be required or encouraged to reduce their environmental impact. It therefore seems unlikely any significant improvement will happen fast enough to meet emissions reduction targets.

The ball needs to start rolling now. The government needs to see existing buildings as the major opportunity for reducing the environmental impact of our building stock, and respond to this by providing fiscal incentives and the tools landlords need to make changes.