19 Sustainability Flashcards
What is the Paris Agreement?
Legally binding international treaty concerning climate change.
- Adopted by nearly every nation.
- Came into effect in 2016.
- Goal is to limit global warming to well below 2 degrees Celsius, whilst targeting levels below 1.5 degrees Celsius when compared to pre-industrial levels.
- Creates a framework for transparent monitoring and reporting of each countries progress.
What is key legislation relating to Sustainability?
The Climate Change Act (2008) amended in (2019) for Net Zero by 2050
What does the Climate Change Act (2008) set out?
Commit the UK to achieving Net Zero by 2050, in comparison to the 1990 baseline.
What is key legislation relating to sustainability in construction?
The Agricultural Land Act (1931):
- Enables land to be acquired for particular purpose, e.g. to control pests and weeds (for use as woodlands or to support agricultural activities).
The Building Act (1984):
- Enables Building Regulations to be enforced. This is to assist in the conservation of fuel and power, to prevent waste, misuse or contamination of water, and to ensure those in and around buildings are kept safe.
The Clean Air Act (1956):
- Enables LPAs to introduce measures in order to control air pollution.
The Climate Change Act (2008):
- Legally binding framework to tackle climate change and imposes targets to cut greenhouse gas emissions when compared against 1990 levels.
What are the Building Regs that relate to sustainability in construction?
Part L: Conservation of Fuel and Power to prevent waste, contamination of water, and to ensure those in and around buildings are kept safe.
Stipulates that EPCs should be produced for dwellings and non-dwellings which quantifies the energy efficiency of buildings. Required when built, sold or rented.
What is key legislation relating to heat networks?
Heat Network Regulations (Billing & Metering) (2020)
What does the Heat Network Regulations (Billing & Metering) (2020) set out?
Customers must be provided with accurate meter readings / bills / competitively priced meters
What is the Climate Change Levy?
- Tax on energy delivered to non-domestic users
- Introduced to increase energy efficiency
- Consumers are charged by their energy providers wo then forward £1.9m to UK Treasury
- Renewable energy is exempt
What is the BBP?
What are Lendlease’s targets?
- Net Zero by 2025 in Scopes 1 & 2
- Absolute Zero by 2040 in Scopes 1, 2 & 3
- A$250 million of Social Value by 2025
What are Scope 1 emissions?
Emissions that are owned or controlled by a company.
E.g. Burning fuel in our fleet of vehicles.
What are Scope 2 emissions?
Emissions that a company causes indirectly and where the energy it purchases and uses is produced.
E.g. Emissions caused when generating electricity we use in our buildings.
What are Scope 3 emissions?
Emissions that are not produced by the company itself and indirectly responsible for in its value chain.
E.g. When we buy / sell / dispose of products from suppliers.
What is an EPC?
- EPCs were introduced in 2007 and are a legal requirement for buildings to be constructed, let or sold in the UK.
- Once obtained an EPC is valid for 10 years.
- The most efficient buildings are in band A, of A-G.
What does an EPC show?
- Property’s energy use and typical costs
- Steps to improve a property’s energy efficiency and save money
What are the requirements for EPCs:
Commercial:
- Required in all commercial buildings over 500sqm when let, sold, refurbished or newly built.
- Must achieve a minimum E, which could rise to C in 2027.
Residential:
- Required when sublet, let, sold, or refurbished.
- Must achieve a minimum E, which could rise to C in 2025.
What are the rules for marketing an EPC?
- Commissioned within 7 days of marketing (28 day limited)
- Agent is responsible
- Energy rating must be displayed (and show graph)
- Online material must have a link to show front page
What must the front page of an EPC show?
- Address and floor area
- EPC reference number
- Technical info on energy provision
- Estimation of energy running costs
- Rating from A - G
- Benchmarking information
What buildings are exempt from having to have an EPC?
- Listed buildings
- Buildings with no heating
- Religious buildings
- Temporary buildings
- Buildings to be demolished
- Resi buildings that are not occupied more than 4 months a year
Which organisation governs EPCs?
Local Authorities Trading Standards
What are the penalties for not having an EPC?
Commercial: 15.5% of RV, or £500-£5,000 fine for non display on marketing
Residential: £200 for non display on marketing
What are the MEES?
Minimum Energy Efficiency Standards (2015):
MEES are in line with EPCs, that all buildings must obtain an EPC of E. As of April 2023, you cannot let a building of EPC F or G.
Commercial:
- Increase to C for 2027
- Increase to B for 2030
When were the MEES implemented?
By 1st April 2023, all existing and new leases for resi and commercial buildings had to be EPC E.
- 1st April 2018 (new leases for resi and commercial)
- 1st April 2020 (existing leases for resi)
- 1st April 2023 (existing leases for commercial)
What happens if your tenant demands improvements to energy efficiency?
You must spend £3,500 on improvements where an AST was granted after 1st April 2019 if the building is EPC F or G.
What are exemptions from MEES?
You must register exemptions!
- Places of worship
- Industrial / workshop with low energy demand
- Tenancy less than 6 months
- Tenancy more than 99 years
- Not feasible (no payback over 7 years, 3 quotes obtained)
- Some resi leases (company lets / second homes / high or low rents)
What are the penalties for non-compliance with MEES?
Commercial:
- Less than 3 months: up to £5,000 or 10% RV
- More than 3 months: up to £10,000 or 20% RV
Resi:
- Less than 3 months: up to £2,000
- More than 3 months: up to £4,000
Are there any proposed changes to the MEES / EPC regime?
- EPC C by 1st April 2027
- EPC B by 1st April 2030
What are ESOS?
Energy Savings Opportunity Schemes are mandatory for UK firms with over 250 employees that turnover £44 million pa.
- They measure total energy consumption across all buildings, transport and industrial activity every 4 years.
- Conduct energy audits to identify cost-effective energy efficiency recommendations.
- Report compliance to Environment Agency.
What are Display Energy Certificates?
- Required for publicly owned assets which are over 250sqm
- Display energy USED and C02 EMISSIONS
- BBP leading initiative to promote voluntary certification of office buildings operational energy ratings (NABERS UK)
What is BNG?
- Creation and improvement of natural habitats through development
- From Feb 2024 it is compulsory for all new developments to provide at least 10% BNG for 30 years, either on or off site measures
- Calculated through a Statutory Biodiversity Metric
What are all the different types of building accreditations:
Commercial:
- LEED
- BREEAM
- NABERS
- WELL
Residential:
- LEED
- HQM by BRE
- WELL
What is LEED?
Leadership in Energy and Environmental Design:
- Mainly USA
- Voluntary
- 8 categories
- Submit evidence and certificate issued
What is BREEAM?
Building Research Establishment Environmental Assessment Method:
- Mainly UK
- Voluntary
- New, refurbished or operational buildings
- 10 categories (energy consumption, water use, transport links, waste management, health & wellbeing)
- Certified assessors examine and then issue certificate
What is NABERS?
- Mainly Aus & UK
- Energy, water, waste, indoor environment
What is WELL?
- Improved health and wellbeing
Is there any RICS guidance on building design?
RICS Practise Information: The design, delivery and management of healthy buildings: A practical guide (2023)
- Explains how healthy buildings impact our health in relation to design, construction, sound, light, water and air quality, building technology and management
- Role of health and wellbeing in ESG and how it should be considered
Please explain your understanding of what COP29 is?
- Stands for Conference of the Parties
- Held in Azerbaijan in November 2024
What was the key focus of COP29?
-Focussed on addressing the climate finance gap through the loss and damage fund, designed to support vulnerable nations
What other progress was made at COP29?
Global Carbon Market:
- Progress was made towards a global carbon market where buying and selling of carbon emissions is facilitated to help reduce global emissions
- This market would incentivise lower global emissions for companies, countries and other entities
- By putting a price on carbon, it incentivises industries to innovate and invest in cleaner technologies, helping to reduce the global carbon footprint
New Collective Quantified Goal on Finance:
- Intended to ensure that sufficient financial resources are mobilised to support developing countries to address the impacts of loss and damage from climate-related disasters
- Replace $100bn Goal
- Consensus on the amount and scope of the funds required was discussed at COP29
What is meant by the term Global Carbon Market?
- International system that allows the buying and selling of carbon emissions, allowances or credits
- Designed to help reduce global greenhouse gas emissions by putting a price on carbon to incentivise countries, companies and businesses to innovate and invest in cleaner technologies
Please provide a high-level overview of the RICS Sustainability Report (2024)
Detailed analysis of state of sustainability within the built environment sector.
Key findings include:
- Increase in market demand for green buildings. However, the adoption of sustainable building practises remained limited.
- High upfront costs and insufficient government incentives form significant barriers to greener building methods.
- Need for consistent sustainability measurement across projects. Tools like the RICS WLCA Standard aim to address this by providing a unified framework for assessing and reducing carbon emissions.
- Level of commitment and action needs to increase to achieve 2050 net-zero targets.
- RICS plays a pivotal role in shaping sustainability practises and standards globally. Involvement in the UN’s Buildings Breakthrough highlights the importance of harmonising sustainability standards worldwide.
Please explain your understanding of the Urban Greening Factor
- Tool that evaluates and measures the amount of UG (vegetation cover and planting around buildings) to aid the appropriate planning of greening on future developments.
- Aim is to increase the amount of green cover around buildings and support its consideration at the design and outset of developments.
How is UGF measured?
Plan for London (but Councils can set their own scores):
- Residential: Aim for 0.4 score
- Commercial: Aim for 0.3 score
Please explain your understanding of the term sustainability
Sustainability as a principle aims to meet the needs of the present without compromising the ability of future generations to meet their own needs.
Principles were set out in the Brundtland Commission Report titled ‘Our Common Future’ in 1987 which identified sustainable development around:
- Environmental protection
- Economic growth
- Social equity
It called for conservation of the environment and resources by changing the ways in which we develop and use technologies.
What are the key principles of sustainability?
Social:
- Society to build healthy communities with a sufficient number and diverse range of buildings for housing, commercial entities and infrastructure such as schools and hospitals.
Economic:
- Demand to build strong, responsive and competitive economies which require the efficient use of available land which is in limited supply.
Environmental:
- Demand to enhance our built environment sector without damaging the natural spaces and historical buildings that surround these.
What are the different forms of taxation relating to sustainability?
Landfill Tax
- Payable in addition to landfill rates charged by private disposal companies.
- Introduced as a means to encourage alternative methods of disposal such as recycling.
- Tax is charged by weight, at varying rates, depending on whether the waste is inert or active.
What different codes of practise / accreditation are you aware of for measuring sustainability?
- BREEAM
- SKA
What is BREEAM?
- Sets best practise standards for the environmental performance of buildings through specification, design, construction and operation.
- Undertaken by licensed assessor based on energy, land and ecology, water, health and wellbeing, pollution, materials and waste management.
- For new and refurbished projects, domestic and non-domestic.
- Ratings include outstanding, excellent, very good, good, pass and unclassified.
What are SKA ratings?
- RICS Environmental Assessment Method for non-domestic fit outs such as office refurbishments.
- Assess the fit out project against a set of sustainability good practise criteria known as good practise measures.
- Act as an alternative to BREEAM, as it’s cheaper.
What is your understanding of the term Green Roofs?
- Roof covering that is partially / completely covered with vegetation that is placed over a waterproof membrane.
- Additional layers such as drainage layers, irrigation systems or root barriers may also be placed over the membrane.
- The vegetation, soil, drainage layer, root barriers and irrigation system are typically the key components of a green roof.
What are advantages of Green Roofs?
- Absorb rainwater
- Provide extra insulation
- Increase biodiversity by providing habitats for wildlife /providing an environment for endangered species
- Local food production
- Local amenity / social space
- Aesthetically pleasing
- Lower urban air temperatures
- Attenuation of storm-water
What is an alternative to a Green Roof?
Rooftop Ponds
- Used to treat grey water
What are Photovoltaics and how do they work?
- Allow the conversion of sunlight into electricity.
- Sunlight contains energy known as photons.
- When photons hit solar modules within the polar panel, they cause electrons to flow through the bottom layer.
- The movement of electrons generates electricity that flows into an inverter.
- The inverter converts DC electricity into AC that is then used to power the building.
What is a soakaway and how do they work?
- Soakaways offer a means of surface water drainage attenuation.
- They consist of large holes or pits that receive surface water from a drainage pipe.
- The soakaway allows the collected surface water to gradually infiltrate through the soil.
Can you explain your understanding of the term carbon neutral?
- Carbon neutrality is to have a balance between the carbon emitted and the carbon absorbed from the atmosphere in carbon sinks.
- This is an important measure of the impact that businesses and projects have on the environment and global warming.
- To date, no artificial carbon sinks are able to remove carbon from the atmosphere at the levels required to offset global warming.
What sustainable initiatives are you aware of that are being implemented by the RICS?
- RICS SKA Ratings: Encourage green codes of practise for commercial properties.
- Launched ‘Value the Planet’ campaign and committed to forming a climate change expert panel to implement the UN’s sustainable development goals.
- Responsible Business Report: Solutions for companies to operate in a greener capacity, regardless of size. Includes higher recycling rates and reducing energy, transport and water use where possible.
What are the most common environmental issues experienced on construction sites?
- Water pollution
- Air and noise pollution
- High energy consumption and carbon emissions
- Risk of land contamination
- Damage to wild habitats
- High wastage production into landfill
- Release of dangerous gases and chemicals
What is a WLCA?
Whole Life Carbon Assessment
- Carbon is a greenhouse gas that traps heat / goes into the ocean and changes the PH
- A WLCA assesses carbon emitted from a building during construction, operation and demolition
- It assesses in emissions (embodied, operational, user and circular economy)
What is auto-irrigation?
The use of a device to operate irrigation automatically, so the change of flow of water can occur in the absence of the irrigator.
The sensor measures the moisture of the soil and sends feedback to the microcontroller if the soil is dry, this activates the pump to irrigate the soil.
Despite the risks of cost, maintenance and water wastage, why did you recommend to your client to integrate auto-irrigation into the green roof?
- Weather events are getting more extreme with summers getting hotter and dryer so we need to futureproof our buildings
- Silvertown is 10.0% BNG so there is no scope to slip
What other systems could you use instead of auto-irrigation?
- Solar powered irrigation systems
- SUDs
What is a SUD?
SUDs are drainage solutions that provide an alternative to the direct challenging of surface water through networks of pipes and sewers.
SUDs reduce flood risk by managing drainage in and around developments. They work by slowly holding back the water that runs off a site, allowing natural processes to break down pollutants.
Also:
- Reduce CO2
- Improve biodiversity
- Keep urban heat down
- promote health and wellbeing
Tell me about the assessment method you recommended your client implement?
HQM - 4.5*
- Developed by BRE for homes
- Third party certification, certified through a qualified assessor
- %* rating
It assesses on:
- Transport and movement
- Outdoors
- Safety and resilience
- Comfort
- Energy
- Materials
- Space
- Water
- Quality Assurance
- Construction impact
- Customer experience
What are the key benefits of using HQM?
It signifies a home:
- Has a reduced effect on the environment
- Benefits health and wellbeing
- Costs less to run
- Meets a level of quality that can be trusted
What must you be aware of around HQM?
As of April 2025, it will transition to BREEAM UK New Construction: Residential (to align itself with other BREEAM certifications)
What did your research show about building accreditation?
For residential, HQM is the leader in the UK. Most competitors were achieving between 4-5*.
Another option considered was LEED, but this was discounted because it is USA based.
What is the EON Ectogrid?
- Cities responsible for 70% greenhouse gases
- 50% of Europe’s energy consumption is used for heating and cooling, often through fossil fuel combustion
- There are unused energy sources in cities that are being wasted
- Ectogrid reduces supplied energy by 75%
- Adapts to environment by using energy in local area
- Uses decentralized heat pumps that are connected into a low energy grid with energy storage. The pumps take heat from ground or air and increase it to a temperature that keeps buildings warm.
- Uses cloud based software (EctoCloud) - Only adds energy into system when all ambient energy has been used
- Only draws into national grid when all ambient energy is used (national grid gets energy from weather, sun, waterways, tides)
What are the advantages of the Ectogrid?
- Cuts reliance on non-renewables, lowers carbon footprint, boosts renewable energy use
- Cost savings while optimising electricity consumption
- Energy efficiency
- Future proof (enables renewable energy without combustion of fossil fuels)
- Two in one (heating and cooling)
What was the point of switch from the TEC to the PEC?
The TEC’s max capacity is 3,000 units so prior to the completion of 3,000 units.
Why do you have to switch from the TEC to the PEC?
Due to Construction Logistics.
- TEC is for Phase 1 which completes in 2030.
- The location of the PEC will be on the opposite side of the site to Phase 1, so financially and logistically it does not make sense to dig up half the site to get there.
Why is the Ectogrid better than the National Grid?
- Uses ambient energy that would otherwise go to waste, before drawing on energy from the National Grid.
- Projected to save 4,000 tonnes of C02 per annum (88% lower than gas boilers).
Why did Silvertown choose the Ectogrid?
- Energy Security: By relying on localised energy sources and technology, it strengthens its resilience against fluctuations in energy supply and prices
Reduced fuel poverty: The efficiency and cost-effectiveness of it makes it more affordable, alleviating fuel poverty within the community - Enhanced circular economy: Promotes use of renewable energy sources, contributing to a more sustainable and circular economy
What does the National Grid provide?
They are the system operator of GB’s electricity and gas supply.
- Electricity: Mains
- Gas: Gas central heating (radiators/hot water), gas ovens, gas hobs
What is a District Heating Network?
Supplies heat from a central house to consumers via a network of underground pipes carrying hot water.
What are the weaknesses of a District Heating Network?
- Slower heating times
- Higher energy bills
What is Green Infrastructure?
Strategically planned and delivered network comprising the broadest range of high quality green spaces and other environmental factors.
- Parks / gardens
- Green corridors
- Amenity space
- Land for food production
- Green roofs and walls
What are examples of sustainable water strategies?
Active:
- Automatic taps
- Rainwater harvesting (blue roofs / porous pavements)
- Water attenuation strategies (temporarily store rainwater)
- Recycling grey water
What is passive design?
Uses natural / ambient energy sources instead of purchased energy like electricity / gas.
Uses:
- Solar
- Cool night air
- Natural ventilation
- Daylight
Includes:
- Insulation (thick walls to reduce energy loss in winter / gain in summer)
- High albedo roofing (reflects sunlight to avoid using electricity to cool home)
- Solar heating (installing windows / verandas to allow sun heating a space in winter and shades / blinds / triple glazed windows in summer)
- Natural lighting (for heating)
- Natural ventilation (uses windows and doors to let air enter and exit)
- Rainwater harvesting (collect rainwater for tasks where drinkable water is not needed such as watering, toilet flushing, clothes washing)
- Recycled materials (using recycled, local and reused materials)
- Green roof and vegetation (renew air to reduce the amount of carbon released through photosynthesis, also planting deciduous trees to hide a house from sun in summer and allow it to be heated in winter)
Consider:
- Location
- Orientation
- Massing / shading
- Insulation
- Internal layout
- Positioning of openings to allow penetration of solar radiation / visible light
What is active design?
Use purchased energy / building services:
- Boilers
- Chillers
- Mechanical ventilation
- Electric lighting
- Solar electric and thermal energy (solar panels)
- Geothermal heat (heat pump captures calories in outside air / into ground and transmits them inside to a heat room)
- HVAC systems (electronic systems that heat, ventilate, and air condition a room)
- Greywater reuse (water not used from showering, dishwashing, handwashing or from kitchen sinks. Includes treatment and filtration for toilet flushing, watering or clothes washing)
What are hybrid design measures?
Use passive and active:
- Heat recovery ventilation
- Solar thermal systems
- Ground source heat pumps
E.g. Using insulation to reduce the need for cooling, this leads to decreased energy consumption and cost saving for the occupants
Is there any RICS Sustainability guidance?
RICS Professional Standard: Sustainability and ESG in Commercial Property Valuation and Strategic Advice (3rd Ed., 2023)
- Advice for valuations interface with ESG and sustainability
- Alignment of ESG and sustainability considerations with core mechanics of valuation (purpose, basis, approach)
- Glossary
In relation to your sustainability CPD, could you give a high level overview of whole life carbon assessments?
Used to assess and report carbon emissions across an asset’s whole life cycle including production, construction, operation, end of life and beyond asset life:
Production: raw material extraction, manufacturing, transportation
Construction: transportation, assembly, installation
Operation: use, maintenance, repair, renewal
End of life: deconstruction, waste processing, disposal
Beyond asset life: reuse, recycling, energy recovery
When should WLCA be undertaken?
Should be undertaken in a sequential fashion during the early concept design, technical design, construction and post-completion phases
Concept design - Used as the project baseline for ongoing carbon reporting and progress tracking
Technical design - Pre-construction forecasts should be used to evaluate the evolving design, and at tender assessments should be used to evaluate tenders
Construction phase - As specific products are chosen or the design is adjusted, pre-construction forecasts should be reviewed and updated to monitor construction variations
Post-construction phase - A post completion assessment should be used to check the carbon reductions predicted in the pre-construction and at-tender forecasts have been achieved
What is the latest WLCA guidance and what does it set out?
RICS Professional Standard: Whole Life Carbon Assessment for the Built Environment (2nd Ed., 2023)
- Expansion of 1st edition
- Extends to both buildings and infrastructure so WLCA can be undertaken across all sectors and asset types
- Latest agreed industry definitions for carbon terminology
- Introduces mandatory requirements to calculate and a report a contingency allowance, depending on when the WLCA is produced
- Greater detail on carbon data sources and conversion factors
What are the BREEAM credits?
- Management
- Health and wellbeing
- Energy
- Water
- Materials
- Transport
- Pollution
- Land Use and Ecology
- Waste
- Innovation
What are the BREEAM scores?
- Outstanding
- Excellent
- Very Good
- Good
- Pass
- Unclassified
What BREEAM standards are there?
- Communities
- Infrastructure
- New Construction
- In-Use (commercial)
