Sustainable Refurbishment

[BOOK DESCRIPTION]

This guide to green 'retro-fitting' for corporate real estate, facility managers and occupiers struggling to reduce their building's carbon footprint will help in the planning and management of a sustainable refurbishment programme. Facilities managers have a key role in improving and maintaining a building's sustainability credentials over its whole life - through benchmarking and developing improvement strategies, energy efficiency measures and installation of low carbon technologies, as well as through waste minimisation and appropriate material use. The first part of the book gives the context, providing the structure and linkage between the other chapters, together with an overview on sustainable development and refurbishment projects separately and the value gained from a sustainable refurbishment. Part 2 details the regulatory and financial drivers, together with market pressures, and provides an overview of where this is leading together with the implications for sustainable refurbishment. Part 3 provides technical support on carbon measures, helping to determine the feasibility of good practices as part of the refurbishment.Included is a review of energy efficiency, renewable and low carbon technologies and embodied carbon to enable lifecycle carbon calculations, together with the necessary behavioural change aspects needed to embed the changes. Linkages and benefits between the technologies will be highlighted. Part 4 reviews refurbishment from a wider environmental perspective, understanding the challenges and opportunities that exist for particular developments from a materials, water, biodiversity and transport perspective. Throughout the book, checklists are provided on typical activities and good practice that should be performed. These are expanded through relevant case studies and examples to show-case previous good practices and lessons learnt. The book is structured to allow a matrix approach, with Parts 3 and 4 providing the technical information necessary to deliver a sustainable refurbishment; with sector relevance and best practice with case studies throughout the book.

[TABLE OF CONTENTS]

Preface ix Acknowledgements xi
Abbreviations xii
Part 1 Introduction to Building Refurbishment 1
Chapter 1 What is Building Refurbishment? 3
1.1 Introduction 4
1.2 Definitions of Refurbishment 5
1.3 Building Refurbishment Market and Size 10
Endnotes 14
Chapter 2 Sustainable Refurbishment 15
2.1 Introduction 16
2.2 Overview of Sustainable Development 17
2.3 Sustainable Development and Building Refurbishment 29 Endnotes 33
Chapter 3 Occupant Evaluation 34
3.1 Introduction 35
 3.2 Changes in Work Patterns 37
3.3 Pre- and Post-Occupancy Evaluations (POE) 38
Endnotes 45
Part 2 Managing Refurbishment as a Process 47
Chapter 4 Drivers for Sustainable Refurbishment? 49 4.1 Market Pressures 50
4.2 Return on Investment 55
4.3 Regulatory Incentives 60
4.4 Financial Incentives and Taxes 65
4.5 Climate Change 71
4.6 Corporate Responsibility 76
4.7 Skills 79 Endnotes 81
Chapter 5 Developing a Business Plan and Strategy 84
5.1 Costs and Risks to Refurbish 85
5.2 Barriers to Refurbishment 86
5.3 Delivering Commercially Viable Refurbishment 87
5.4 Factors to Consider to Improve the Performance 88
5.5 Defining the Strategy 89 Endnotes 89
 Chapter 6 Managing Delivery 90
6.1 Delivering a Sustainable Refurbishment 91
6.2 Minor Refurbishment Approach 92
6.3 Major and Comprehensive Refurbishment Approach 94
6.4 Green Leases 96
6.5 ISO 14001 Environmental Management Standards 98
6.6 Energy Star 101
6.7 Managing-Delivery Checklist 102
Endnote 102
 Chapter 7 Managing Impacts 103
7.1 International Standards 104
7.2 LEED and BREEAM 106
7.3 Project Sustainability Assessment 110
7.4 Performance Improvements from Standards 114
7.5 Behavioural Change 116
Endnotes 117
Part 3 Low-Carbon Technologies and Materials 119
Chapter 8 Energy-Efficiency Measures 121
8.1 Introduction 122
8.2 Refurbishment Options and Approach 125
8.3 Assessing Costs of Energy-Efficiency Measures 130
8.4 Fabric and Passive Energy-Efficiency Measures 134
8.5 Energy-Efficiency Measures - Mechanical 141
8.6 ESCOs and Energy-Performance Contracting 148
8.7 Energy-Efficiency and Low-Carbon Checklist 154
8.8 Health and Indoor-Environment Checklist 155
Endnotes 156
Chapter 9 Behavioural Change 157
9.1 Commissioning Buildings 158
9.2 Energy Conservation as a Behaviour 160
Endnotes 164
Chapter 10 Renewable Energy 165
10.1 Introduction 166
10.2 Photovoltaic (PV) Panels 168
10.3 Solar Thermal Hot-Water Systems 170
10.4 Wind Turbines 173
10.5 Biofuel Heating 175
10.6 Geothermal Energy 179
10.7 Combined Heat and Power (CHP) 180
10.8 Heat Pumps 183
Endnote 185
Chapter 11 Embodied Carbon 186
11.1 Introduction 187
11.2 Embodied Carbon Standards 188
11.3 Varying Embodied Carbon Values in Buildings 192
Case Study 1 - London Fire and Emergency Planning Authority (LFEPA): Energy Case Study 196

Case Study 2 - 89 Culford Road: Extreme Low-Carbon Dwelling Refurbishment 202
 Case Study 3 - Empire State Building to Become a Model of Energy 205
Endnotes 214
Part 4 Environmental Areas 215
Chapter 12 Material Use and Resource Efficiency 217
12.1 Introduction 218
12.2 Material-Certification Schemes 219
12.3 Material Procurement 221
12.4 Designing-in Sustainable Materials 222
12.5 Material Resource Efficiency 224
12.6 Site Waste Management 226
12.7 Materials and Resource Efficiency Checklist 230
Endnotes 231
Chapter 13 Water Conservation 233
13.1 Performing a Water Audit 234
13.2 Reducing Water Use 236
13.3 Rainwater Harvesting 238
13.4 Flood Risk and Sustainable Drainage Systems 240
13.5 Water-Conservation Checklist 240
Endnote 241
 Chapter 14 Biodiversity 242
14.1 Introduction 243
14.2 Green Roofs and Walls 244
14.3 Provision for Birds 253
14.4 Biodiversity Checklist 254
Endnotes 255 Chapter
15 Transport 256
15.1 Developing a Travel Plan 257
15.2 Delivery Travel Plans 259
15.3 Transport Checklist 260
Glossary 262
Further Reading and Websites 266
Index 271