Cfmd Conf Edwards GreenBldgsPay

7/31/2019 Cfmd Conf Edwards GreenBldgsPay

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Green Buildings Pay- the Benefits of GreenDesign: (offices and schools)

Prof Brian W Edwards

Author of books :

Green Buildings Pay Rough Guide to

Sustainability

SustainableArchitecture

Green Architecture

RIBA sustainabilityadvisor 2000-2


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Questions addressed in research:

Main Question :How do green buildingsPay?

What measures of benefit should we use

What is the mix of Social, Economic and

Environmental benefits Is it energy use that most matters

What is the relationship between energy

use, wellbeing, health and staff

productivity Do green buildings produce image

benefits for the company

How is a green office defined (BREEAM)


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Context

Buildings are responsible for47% of UK energy use(heating, lighting andventilation)

Office buildings areresponsible for 8% of UK

energy use and 15% ofelectricity use

Lighting and ventilation aremain users of energy in UKoffices

Cooling often exceedsheating bills over typicalyear

Staff costs (60-80%) exceedbuilding costs (7-9%) andrunning costs (4-5%) over

lifetime of office building.


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Changing Perspectives on Green Office

Design 1980-2008


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Research methods

9 (12) case studies of green officesin UK

Problem of defining the green office(used BREEAM)

Triangulation of perspectivesbetween developer, designer anduser

Qualitative and quantitative data UK and international comparisons

UK government, RIBA, BCO funding


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Diversity of case studies


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Barclaycard, Northampton: Casestudy


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The case studies

Building Architect Developer

Helicon Building, London Sheppard Robson Manchester

Assurance

Brindley Place, Birmingham Siddell Gibson Argent Group

Longman HQ, Harlow Conran Roche Longman Group

Mistral Building, Reading Foster and Partners British Gas

PowerGen HQ, Coventry Bennetts Associates PowerGen

British Gas Building, Leeds Foggo Associates British Gas

BRE Offices, Watford Feilden CleggBradley

Building ResearchEstablishment

(BRE)

Barclaycard HQ,

Northhampton

Fitzroy Robinson

and Partners

Barclays Group

Milton Park, Oxford RMJM Landsdown Estates


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Case studies: main green featuresMilton Park Renewable energy

Solar shading

Public transport

Natural working environment

Helicon Mixed use

Triple glazing

atrium

Brindley Place Solar design

Natural ventilation

Longman High thermal mass

Solar atriaPublic transport

Mistral Radiant cooling

Facade venting

Water conservation

PowerGen Orientation for cooling

Shallow plan

Thermal mass and atria

British Gas Climatic facades

Stepped atria

Water recycling

BRE Office Recycled construction materials

Integrated solar and wind ventilation

PV electricity

Barclaycard Linear atria with active solar shading

Water fabric cooling and recycling


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BRE office, Watford


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Helicon Building, London


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British Gas Offices, Leeds


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Initial issues from researchquestion

Are there different perceptions between

developer, designerand user

What are the key motivations behind the

commissioning of green offices What are the features that matter most to

users of green offices

Do different types of office affect the

approach to green design


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The different perspectives:Overall findings

Client wants commercial

advantage through lower costs

Client wants a green image for

marketing purposes

Designerthinks green enhanceshis reputation

Designer is motivated by ethical

concerns Userwants a healthy working

environment

Userwants control of the

workspace environment


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Specific benefits of green offices

2-4% increase in productivity of staffin green offices

Enhanced company and tenant

image Enhanced reputation of developer/

architect

Raised ethos of neighborhood

Lower utility bills and less exposure

to rising energy costs

Lower exposure to changing

environmental legislation


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What are the disadvantages

Fordevelopersbuildings do not perform aspredicted

Fordeveloperstechnology not reliable

Forusers, temperature ranges too great(forgiveness factor needed)

Forusersit is important that there isrespect for values of building

Fordesigner, extra design time, risk andcost

Fordesigner, extra construction cost anduncertainty


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Case Study Example:Barclaycard Headquarters,Northampton, UK 2,600 staff in one building

Social space driven by approach to

environmental design (eg atria)

Holistic approach to sustainabledesign- energy, water, health,

interior landscape, wellbeing

Excellent BREEAM rating Productivity up 4% with utility bills

down 24%

Building used as best practice

example


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Barclaycard Building. FitzroyRobinson and Partners


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Hidden benefits of green offices

Attraction andretention of best or

committed staff

Reduced stress

through natural

working environment Sends message of

environmental care to

neighbourhood

Improves marketing

of company Widens appeal of

building (to tenants)

Daylight improves

concentration


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Reality of performance (BUILDING)

Buildings do not perform aspredicted (5-25% energy gap overBREEAM assessment)

Air-tightness is problem (draughts)

Poor window design, esp internalblinds and external shading

Lack of user responsiveness leadsto sabbatage of controls

Noise, esp in open plan


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Realities of performance (USERS)

Users like to control theirindividual workspaceenvironment

Users do not trustcomputerised buildingmanagement systems

Users like natural materials Users like atria for social

reasons

Users tolerate temperaturevariations in green settings

Users more interested inpersonal health than energyefficiency


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International comparison: Study of 33 LEEDGreen offices in USA (Gregory Kats at Cap.e)

The higher the environmental standard the

greater the productivity and life-cycle benefits

Natural light and ventilation appear to be mainfactors (in productivity) as long as under usercontrol

Extra construction costs (0-3%) recovered in5-8 years through productivity rather thanenergy cost savings

Image is important commercially (added value)

Main cost benefit is in health and productivity(70%) rather than lower energy costs (11%)and reduced building maintenance (16%)


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Green Schools research: Do GreenSchools Pay?

Methodoloy

modelled on

green offices

44 green schools

2 clusters

(Hampshire and

Essex)

10 studied in

detail


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Triangulation of environmental,social and economic factors

Green schools defined against

BREEAM methodology

SATS results (quantative)

Ofsted reports and interviews(qualitative)

School data

Control group schools forcomparison


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Similar findings to green offices

Green schoolsimprove teachingand learning (3-4%)

Less teacher

turnover andsickness

Better SATS results

Less exclusions

Community benefits

Favourable Ofstedreports

Key factor appearsto be daylight


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Factors discouragingconstruction of green buildings

Higher construction costs

Lack of awareness of benefits

Lack of researched case studies

Difficulty in developing researchmethodology

Reliability and secrecy of data

Difficulty in quantifying benefits thatimpress clients


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Cfmd Conf Edwards GreenBldgsPay

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