Sustainability (L2) Flashcards
What are the current minimum energy efficiency standards (MEES), what are these rising to and when?
COMMERCIAL
New leases min EPC rating of E (and existing leases Apr 2023)
By 2027 this is expected to increase to C.
2030 increase to B.
RESIDENTIAL
Min E rating been in place since 2020.
By 2025, min requirement of a C for new lettings.
What does EPC stand for and what is it? When are properties required to have them?
What do EPC’s contain?
Energy Performance Certificates address the certification of buildings energy efficiency. They are linked in MEES (2015)
They are required for a new build or sale of a resi property.
address of property and floor area, EPC ref number, energy performance rating
An EPC gives a property an energy efficient rating from A to G and is valid for 10 years
Which buildings are exempt from having an EPC?
- A detached building with a total floor space under 50 square metres.
- Temporary building only going to be used for 2 years or less
- Place of worship or for other religious activities
- An industrial site, workshop or non-residential agricultural building
When do you need to display an EPC?
- For commercial buildings:
- the total useful floor area is over 500 square metres
- the building is frequently visited by the public
- an EPC has already been produced for the building’s sale, rental or construction
What is included in an EPC?
- age,
- construction and size of your property.
- Primary heating systems - including the boiler and heating controls and their energy efficiency.
- Insulation
How would you find an EPC? How can an EPC impact upon value of a home?
- Government register
- Ask the property owner
- Better ratings may result in higher values
What are the penalties for not having an EPC?
- Fines from £500-£5000
What implications may these minimum energy efficiency standards have on property stakeholders (landlords & tenants)?
Buildings will need to be improved.
Higher costs for landlords/ investors due to the investment needed into improving the energy efficiency of their assets.
Beneficial for occupiers through reduced bills and efficient use of energy.
What does BREEAM stand for? When did it come into effect? What are the ratings?
Building Research Establishment Environmental Assessment Method. 1990.
Measures of performance, which are set against established benchmarks, to evaluate a building’s specification, design, construction and use.
What are the BREEAM ratings?
Outstanding = 85% required
Excellent = 70% required
Very Good = 55% required
Good = 45% required
Pass = 30% required
What was the wording of the BREEAM conditions?
Summary: No development shall commence until Interim BREEAM Certificate demonstrating compliance with BREEAM Very Good rating has been submitted.
Summary: Prior to first occupation of the development a copy of a Final BREEAM Certificate following a post-construction stage review carried out by a licensed assessor has been submitted.
Positives and negatives of BREEAM?
Positives: a useful framework to strive to achieve a sustainable project. Strong when looking to market a unit.
Negatives: in my opinion a one size fits all does not work, i.e. the sustainbility credentials of a logistic warehouse is very different to a small starbucks unit. Also the cost of achieving it could in theory make a project unviable for a smaller developer.
Example of some of the credits you choose?
MAT 02 = Material sustainability. This involved finding EPD’s (Environmental Product Declarations) for all the materials used on site. These allow the user to understand a products impact on the environment.
POL 05 = Noise report for the reduction of noise pollution.
What are the sustainability requirements for houses? When come into effect? What are Countryside doing to be sustainable?
Part L of Building Regs from June 2022 relates to conservation of fuel and power. Emphasis on:
Low carbon heating systems = reduce carbon emissions by 30% compared to current regs (using air sourced heat pumps or PV panels).
Requires post build audit including photos to show plans have been constructed.
Standard Assessment Procedure (SAP) calculations are also required to calculate the energy performance of a building once constructed.
We also aim to insert EV charging points, or at least the infrastructure for them and look to supply bike storage.
What is Net Zero? What is the UK’s Net Zero Target? and how will they effect house building?
How would the UK do this?
What legislation relates to Net Zero?
The balance between the amount of greenhouse gas (GHG) that’s produced and the amount that’s removed from the atmosphere.
A government commitment to ensure the UK reduces its greenhouse gas emissions by 100% from 1990 levels by 2050. (net zero)
Decarbonising all sectors of the UK economy to meet the Government’s net zero target * Net Zero Strategy (Build Back Greener) Published October 2021 (updated April 2022)
UK to achieve Net Zero by 2050. Net Zero = cutting greenhouse gas emissions.
Increase in costs and time with legislation loopholes to jump through:
Part L building regs & BNG
= negative impact on land value as higher build cost
What is RICS doing and is there any guidance in regard to sustainability?
Published its Sustainability Report 2022. This showed:
Modest up-tick in demand for green buildings, but not a significant pick-up. Rents in non-green assets being subject to a brown discount.
Rise in climate risk assessments by investors on their assets.
Lack of standards, guidance and tools is considered the main barrier to reducing carbon emissions.
Report also highlights high costs and low availability of low carbon materials as a key issue.
Inclusion of sustainability in the updated RULES OF CONDUCT. Rule 3.10 = when advising clients about projects, encourage solutions that are sustainable in that they minimise harm and deliver balanced economic, social and environmental benefits.
Define sustainability?
Brundtland Report outlined it is to meet the needs of today without compromising the needs and ability of future generations. Based on the three pillars of social, economic, and environmental needs.
What is the UK’s sustainability targets?
Net Zero by 2050
What is a BNG Metric? What are the characteristics of BNG?
Biodiversity Metric 2.0 (beta version), an online tool published by Natural England. The metric uses habitat areas i.e hedgerows, rivers and trees
- avoiding or mitigating harm to natural areas,
- seeking to improve them through the creation or enhancement of habitats over and above what is there already.
- baseline assessment of existing habitats on a given site and evidence to demonstrate that a net gain has been achieved.
What are the sustainability benefits of new homes?
91% of new homes sold last year were EPC B rated in comparison to 7% of second-hand homes sold in England and Wales.
New builds could save money on heating bills.
HAYFIELD example: With the increasing pressure in regard to energy consumption and EPC ratings, there could be a green premium applied on Net Zero developments? Although might be softened as it it now a market expectation.
How would you suggest the RICS improves DI?
Updated Rules of conduct with DI and the Governing Council accepting Bichards recommendations is a good start.
However, I think its going to be key for the RICS to show how these changes have been implemented. Perhaps an annual public diversity review could be undertaken to understand the change in the diversity of the profession.
I understand a Diversity & Inclusion panel has also been created to encourage ethnicity in the profession.
What is the benefits of using modern methods of construction?
High quality control, more accurate design, cost, and programme efficiencies. Initial costs are high
Why and how does sustainable development balance economic, environmental, and social objectives?
Building a strong and competitive economy by ensuring the sufficient land of the right types is available to support growth. A number of homes need to be delivered to meet that growth whilst enhancing the natural, built, and historic environment.
How is sustainability measured in relation to finished developments?
Whole life carbon assessment At present, WLC assessments are required for major developments in the capital that are referable to the mayor – the requirement has been in force since 2021 when the current London Plan was published.
What is your firm’s sustainability targets and how are you proposing to deliver zero carbon homes?
commitment to achieve net zero carbon by 2040. Partner and supply chain engagement, reduce waste, and use sustainable building methodology.
Our updated targets are:
* 42% reduction in absolute Scope 1 and 2 GHG emissions by
2030 from a 2022 base year.
* 51.6% reduction in Scope 3 GHG emissions per m2 of
completed housing by 2030 from a 2022 base year.
Paris Agreement and Kyoto Agreement
How do you design a scheme so that it benefits bats? What legislation is their roosts protect by?
Bats and their roost sites are protected by both national and international legislation. The Conservation of Habitats and Species Regulations 2010 and amendments and Schedule 5 of the Wildlife and Countryside Act 1981.The Wildlife and Countryside Act 1981 protects all bats from ‘intentional’ or ‘reckless’ disturbance
17 species of bat in the UK (Pipistrellus or Serotine). All UK bats hunt insects using echolocation. Decrease in bats and their habitats. Bats are a bio-indicator.
> Enhance foraging habitat to encourage insect diversity (green roofs, tree clusters, hedgerows, flowers etc.)
Open habitats and grassland
Ponds - urban wetlands SUDS and SWALEs,
Trees - oak roosting potential (older trees + 80 yrs), loose bark
Roosts - bat boxes consider orientation / height (integrated bat box)
Green corridors for commuting (low level lighting)
BNG - Set out in Environment Act 2021 and TCPA November 23. Min 10 % net gain
What do you understand by the term Biodiversity Net Gain?
Approach to development that aims to leave the natural environment in a measurably better state than it was beforehand. To improve air and water quality, protect wildlife, increase recycling and reduce plastic waste.
BNG became mandatory in Nov 23 under The Environment Act 2021. Amends the TCPA.
Minimum 10% gain required calculated using the Biodiversity Metric & approval of a biodiversity gain plan;
Habitat secured for at least 30 years via planning obligations or conservation covenants;
Delivered on-site, off-site or via a new statutory biodiversity credits scheme; and
National register for net gain delivery sites.
