Elemental

For those who missed the BREEAM awards at Ecobuild last week, I was chuffed to find out that one of the first projects I worked at when I arrived at Inbuilt had won the Prisons category for the BREEAM awards 2010.

The project was a massive learning curve for both myself (having never worked on a prison before) and the construction manager (who had not done BREEAM before – although the contractor overall was well versed with sustainability). It was a great project to work on and fostered some excellent relationships.

If you’d like to read the case study the pdf is downloadable here. Littlehey was assessed under BREEAM for Prisons 2006, and achieved an Excellent rating of 76.23%. Our initial target had been Very Good, but we achieved the excellent with no cost to the client, and only a small uplift to the contractor.

The Inbuilt case study is available here and this is what the construction manager said about the experience:

“Dealing with Inbuilt and their specialist team has been a delight; they would review and recommend design changes and constantly reappraise the facts they were presented with until we were able to raise the challenging MoJ expectation of BREEAM ‘Very Good’ to ‘Excellent’.”
Malcolm Mitton,
Construction Manager, Wates Construction Ltd

There is a lot more to a successful BREEAM assessment than ticking boxes, and sometimes all that blood, sweat and tears get the recognition it deserves! Although it was my name on the certificate, massive thanks to my dedicated colleague T, without whose terrier-like ability to chase down evidence, we would not have succeeded.

admin News BREEAM

I’m almost finished writing my final installment on BREEAM vs LEED, but I’ve run out of time to publish it this week.  In the meantime, you may be interested to know that CIBSE have a conference coming up on this very subject on 10th Feb 2010 in Balham. A snip at £225 for members.

Hear from Chris Twinn (Arup), Alfonso Ponce-Alvarez, (Centre Scientifique et Technique du Bâtiment), Ivan Rodriguez (URS Corp), Esfandiar Burman (ARCADIS), Sean Lockie (Faithful+Gould), Steven Brindle (Waterman Energy & Environment Design), Vincent Murray (IES) and Angus McIntosh (Kings Sturge).

BREEAM and LEED are the two most widely recognised environmental assessment methodologies used in the construction industry today.   Whilst the thrust of the two are similar – i.e. conserving energy and reducing carbon emissions, generally it is not straightforward to compare the two. What might be applicable in one assessment method might not be relevant in another.

How can a project team determine under which methodology their project can achieve the best rating? This conference aims to give you the necessary background and help you make an informed decision about your project.

admin Accreditation, Events Add new tag, BREEAM, LEED

This follow up post is for those who are familiar with BREEAM and have some knowledge of the credit numberings and weightings for both schemes. If you need to refer to the manuals the BREEAM manual can be found here and the LEED manual can be found here.

If you are just looking for an overview, try the first post in this series here.

I start with a brief overview of LEED 2009 scoring and prerequisites.

Then I look at the main differences and significant similarities in LEED 2009 from BREEAM 2008.

I finish with the weightings which are now within LEED – a significant change between v2 and 2009 which brings it much more in line with BREEAM.

LEED 2009

LEED 2009 replaced LEED 2.0 from 27 April 2009. All discussion which follows refers to LEED-NC (new construction). There are small differences for the other schemes.

Unlike BREEAM, LEED is a points rather than percentage system. There are 100 base points, 6 possible Innovation in Design and 4 Regional Priority points.

Prerequisites

LEED introduced prerequisites before BREEAM’s mandatory credits. Prerequisites are mandatory for all ratings.

Sustainable Sites

• SSP1 – Construction Activity Pollution Prevention

Water Efficiency

• WE1 – Water Use Reduction

Energy and Atmosphere

• EAP1 – Fundamental Commissioning of Building Energy Systems
• EAP2 – Minimum Energy Performance
• EAP3 – Fundamental Refrigerant Management

Materials and Resources

• MRP1 – Storage and Collection of Recyclables

Indoor Environmental Quality

• EQP1 – Minimum Indoor Air Quality Performance
• EQP2 – Environmental Tobacco Smoke (ETS) Control

Sustainable Sites

SS1 forbids development on farmland, wetlands and within 50 feet of a water body. BREEAM has no equivalent (but these may be covered elsewhere within UK legislation).

SS2 requires development density calculations which BREEAM does not. There are similarities in the types of services (bank, shops, post office, etc) which the development is rewarded for being near.

SS3 (brownfield development) is considerably easier to achieve than LE2 (contaminated land).

The transport credits in LEED are considerably less onerous than the BREEAM equivalents. For example, a 300,00ft² office building would require 95 cycle spaces under BREEAM, but only 36 under LEED. LEED rewards specific parking for LEV and FEV or for an LEV sharing scheme. There is no current equivalent under BREEAM, but there is the opportunity to propose this as an innovation credit.

SS5.2 promotes a high proportion of open space to encourage biodiversity. There is no BREEAM equivalent.

SS7.1 and 7.2 refer to heat island effect which BREEAM does not cover, although green roofs are rewarded (for different reasons) under LE 4, LE 5, LE 6 and Pol 5.

Water Efficiency

WEP1 looks at water use reduction against a baseline, rather than setting an absolute target like BREEAM.

WE1 looks at irrigation which is included as Wat 6 in some BREEAM schemes, but not currently in BREEAM Offices 2008.

WE2 relates to BREEAM credit Wat 5, recycling, which is again not included in BREEAM Offices 2008.

In BREEAM there are 3 credits which reward specific design solutions or technologies, namely water meters, sanitary supply shut-off and major leak detection. LEED tends not to dictate design solutions, focussing instead on the intention (i.e. water use reduction).

Energy & Atmosphere

EAP2 requires the building to be designed to ASHRAE 90.1. This is more onerous than designing to CIBSE standards and UK Building Regulations, and there is no BREEAM equivalent. However, by designing to this standard, there is no need to specifically require technologies or design solutions, in the same way that BREEAM does. It gives designers more discretion.

EAP3 relates to refrigeration and is covered in the EU by legislation.

EA1 is roughly equivalent to Ene 1. However there are 2 key differences – it is stated in terms of improvement over a baseline in energy, rather than a target carbon amount, and is also stated in terms of COST of energy. This is also the case for EA2 which looks at renewable and is roughly equivalent to Ene 5.

There is a total of 11.85% available for BREEAM Offices 2008 Ene 1 for a zero carbon building (which relates to Building Regulation Part L calculations). The maximum number of points available under LEED is 19 for a 48% improvement on energy performance calculated from Appendix G baseline from ASHRAE 90.1-2007. Points are very roughly equivalent to 0.9%, so a maximum 17% in LEED for a very good low energy building versus almost 12% for a zero carbon building seems better value! The calculations are more onerous for ASHRAE than for Part L.

The other main difference in LEED is that Green Power is rewarded, whereas in BREEAM contracts with green energy suppliers is not rewarded.

Materials & Resources

MRP1 relates to storage for recyclable waste. This is similar to BREEAM but the areas required are much greater – almost double at smaller floor areas and 1.5 times as large at higher floor areas.

LEED generally deals in percentage improvements rather than absolute values. This applies to the reuse of materials too. There are a number of additional credits to BREEAM where items such as rapidly renewable materials, local materials and reuse of interior elements are rewarded.

Rather than focus on an accreditation scheme and chain of paperwork (which Mat 5 in BREEAM now uses), the intentions are stated and it is up to the assessor and design teams discretion to ensure compliance is met.

There is still a focus in both schemes for rewarded recycling rather than reducing waste in the first place.

Indoor Environmental Quality

IEQP1 relates to ASHRAE 62.1. There is no BREEAM equivalent as minimum ventilation rates are covered by Building Regulations.

IEQ1, IEQ2, IEQ3 and IEQ5 are quite sophisticated and beyond any current UK requirements. BREEAM does not reward well designed mechanically ventilated systems. If a building requires mech vent, LEED may well be the better accreditation to go for.

IEQ7.1 requires ability to measure post-occupancy thermal comfort. This is far and beyond BREEAM or CIBSE, but is picked up in BSRIA’s soft landing framework.

IEQ8 covers daylight and is similar in scope but uses a different methodology to BREEAM.

Weightings

Whilst LEED does not convert points into a percentage in the same way that BREEAM does, there was a considerable change in allocation of points per credit between LEED 2.0 and LEED 2009 which means there is now an implicit weighting. As this article points out, the new credit weightings heavily favor urban projects.

Comparing the weightings per credits for LEED 2.0 vs. LEED 2009

admin Accreditation BREEAM, LEED

I promised, what seems years ago, to write some thoughts on the differences between LEED and BREEAM. Initially I had intended to pull together the highlights into one article, as I was sure I had seen a credit by credit analysis elsewhere. I can’t now find that and this post had started to get monstrously long, so this is the first of 3 articles.

I’ve been BREEAM qualified since about 2002, around half my professional career, and LEED-AP for almost a year. BREEAM in particular has been good to me over the past decade although I do have my reservations.

For new readers or those coming from the US, you might want to start with my rough guide to BREEAM 2008. And for an excellent primer on LEED 2009, I cannot recommend highly enough this post over at Real Life LEED.

BSRIA have an excellent article here from February 2009 which covers some of the differences between the two schemes:

So is the dynamic tension between two competing systems desirable? Clearly, a one-size-fits-all assessment scheme would be difficult to achieve on a global basis. For example, water efficiency is a major issue in Dubai and Australia, but not in Scotland and nor in Wales. So different issues need to be ranked differently to match regional environment and regulations.

While LEED is dominated by the American ASHRAE standards, BREEAM takes it cue from European and UK legislation. The regional versions of both schemes flow from those antecedents.

BREEAM Gulf has been adapted for the local market. Gone are the Good, Very Good, and Excellent ratings, and in comes star ratings. The weightings are changed so that water is the key issue, rather than energy as in the standard UK schemes. In addition to the CIBSE guidance being the measure for certain credits, ASHRAE and other standards are also now referenced in BREEAM Gulf.

BREEAM has long been able to adapt to local contexts. With BREEAM Bespoke, for example, the assessor can work with BRE to develop assessment criteria specially tailored to a building where it doesn’t fit neatly into one of the existing schemes.

I would interject at this point and say that this is a bit of a fallacy. Whilst BREEAM Bespoke is flexible, the core content of the credits is already set out – clients often believe they will be able to write credits from scratch if they go down the BREEAM Bespoke route and can be disappointed when they find they can’t.

LEED, however, has not been created with this level of adaptability and it is not run that way. Instead it is fixed to the ASHRAE standards and the US way of thinking (for example, credits are awarded for having enough car parking spaces, rather than minimising them as in BREEAM).

There are also differences in the way LEED calculates credits. They are generally linked to the US Dollar (especially the energy credits), which means that if the exchange rate is unfavourable, then the building’s rating could suffer.

A key change that may make LEED more exportable is the introduction of regional bonus credits. Six regional priority credits will be available based on what the US-GBC’s regional councils and chapters deem important, environmentally, in that region.

A downside is that these credits are not available for non-US projects. However, there are national versions of LEED being developed by individual national green building councils. Canada was the first, followed by India. Countries such as Brazil and Italy are looking to have their own versions soon.

The table above is courtesy of Eszter Gulacsy from MTT/Sustain. It summarises the key differences between the two schemes, which I will go into some more detail in the next post.

A further consideration, going back to my post on politics in sustainability, is that BREEAM reflects UK thinking and LEED reflects US thinking. I have mapped where I think the two schemes might fall on the Nolan Chart:

Feel free to disagree with where I have placed them, I’m sure US readers will guffaw at my thinking that LEED is libertarian – it perhaps falls more into the centrist section?

Generally BREEAM dictates specific technologies or strategies, whereas LEED states the intention of the credit and leaves it up to the designers discretion as to how to meet it. This is an important difference. It would be interesting to compare the countries which have chosen BREEAM over LEED and see if there is any correlation to prevalent political thinking.

My next post in this series will begin to look at the detail, including a credit by credit breakdown of the two schemes.

admin Accreditation BREEAM, LEED

These are my links for December 28th through December 29th:

• BRE Trust reveals the results of DEC data analysis – ‘Energy used in public buildings accounts for 4% of the UK's carbon emissions. Design standards are improving, but we need to demonstrate that this is resulting in improved building performance. This study found that the DEC ratings for some schools recently refurbished to higher energy efficiency standards under Building Schools for the Future and the Primary Capital Programme appeared to be no better than average. If expected savings are not being made, we need to learn the reasons why. DECs are important because they measure the carbon emissions from real buildings as they are used.'
  It has been suggested that DECs should be made mandatory for all non-domestic buildings, to provide evidence of actual emissions and potential leverage for improvements. The BRE study found…DECs were generally giving consistent results. However, up to 9% of DEC data is unreliable as a guide to the energy and carbon performance of buildings because default ratings are being used…
• Engineering consultancy – Grontmij – News archive – 7 More London Riverside achieves BREEAM ‘outstanding’ rating – 7 More London Riverside has become only the third building in the UK and the first office in England to achieve the BREEAM ‘Outstanding’ award. This is the final major building to be completed for More London Development Ltd who are particularly proud of the building’s sustainable credentials.
  The 60,884m², 10 storey building, designed by Foster + Partners, incorporates a range of carbon saving measures, renewable energy provisions and efficient Building Services systems. These include sculpted solar shading, solar hot water panels, green roofs, heat recovery systems and fully automated Building Management Systems and metering facilities.
  The key design aspect that assisted in obtaining the ‘Outstanding’ rating was the implementation of a Bio-Diesel fired Combined Cooling Heating & Power (CCHP) Trigeneration system which has been used to provide a low carbon source of cooling, heat and power to the building. This has resulted in 74% less CO2 than…2006 Part L2 Building Regulations.

admin News analysis, BRE, BREEAM, buildings, case_study, DEC, existing, outstanding

I often get requests from students for help with dissertations (and this blog suffers from a fall in readers during the summer recess, so hello and thanks to all the students reading!). This one particularly stood out and was in response to my post BREEAM is a means to an end. Anthony makes some good points and I would be fascinated to hear what others think. Let’s have a little crowdsourcing and see if we can arrive at a consensus (or at least collate some good resources). My initial comment is that the first objective alone would encompass enough material to explore in a dissertation – the scope is certainly ambitious! So, read the request below and add comments where appropriate:

Dear Mel (and anyone else who picks this up)

I am an MSc Student preparing to write a Dissertation on “BREEAM is it worth it and does its careful design and implementation help or hinder the construction process” I have found reference to your BREAM on your website and was wondering if you still had the same thought and whether or not you cuold share some of them with me in relation to my dissertion outlined below,I would be most grateful for your thoughts and ides.

The Proposed Project:

The author is a consultant working for a University, managing an Enhanced Health and Safety/Construction Design and Management (CDM) Service. The University have a large scale building and refurbishment programme where one of their key objectives is to achieve an excellent rating on the British Research Establishments Environmental Assessment Model (BREEAM) for new builds and very good for refurbishments. As the CDM Co-ordinator (CDMC) the author has coordinated the design and construction of numerous multimillion pound projects where BREEAM has been successfully implemented. However in the opinion of others on the design team, it has been very difficult to achieve the required points.

It is the author’s opinion that the Clients desire for a sustainable property portfolio is driven by pressure from higher education funding bodies such as HEFCE (Higher Education Funding Council for England) who, prior to the release of funds will scrutinise the applicant for its green credentials.

The principle behind this paper is to ascertain if effective design and planning actually improves sustainability, safety and quality on projects or is the client being driven by public perception and corporate and social responsibilities and ultimately paying a high price for a building they cannot effectively manage!

Provisional Overall aim of the Project:

The overall aim of the project is to establish if implementing BREEAM is actually worth the time, money and whether design and execution of sustainable building techniques helps or hinders the construction process.

Specific Research Objectives:

The aim of the following objectives will assist in either proving or disproving if the provisional aim of the project is true or false. It is envisaged that the objectives listed below will be translated into questions for use within the questionnaire.

- To confirm if a sustainable building is what the Client actually wants or if the are they being forced into the process by outside factors such as planning authorities and funding bodies?

- To ascertain, roughly, who much additional costs does the implementation of BREEAM place on a construction project?

- Does the “Green Guide to Construction” interlace with BREEAM and modern building techniques?

- To establish if there is a correlation between the installations of highly technical equipment and an increase in construction site accidents due to an aging workforce.

As previously mentioned your assistance on this matter would be greatly appreciated.

Kind regards

Anthony Heaton-Jones

admin Accreditation BREEAM, client, HEFCE, Sustainability

These are my links for October 13th through October 14th:

• Launch of HCA and English Heritage Guidance set to pave way for new approach to masterplanning – Homes and Communities Agency (HCA) – "The Homes and Communities Agency (HCA) and English Heritage today launched its first joint 'How to' Guide outlining a new development-led approach to masterplanning, which advocates assessing the historic character of a site right at the earliest stages of redevelopment. This is set to transform the way sites are redeveloped.
  The Guide, 'Capitalising on the inherited landscape – an introduction to historic characterisation for masterplanning' is the product of an innovative joint pilot project between the two agencies. This took the established conservation-led Historic Characterisation approach – encouraging the use of specific techniques to identify the distinctive characteristics of a site in order to explain an inherited sense of place and identity – as a starting point – and tested its value at different stages of the development process."
• BREEAM: BREEAM Europe Commercial 2009 – "We are delighted to announce the release of the updated BREEAM Europe Commercial 2009 scheme. After four months of consultation with clients, assessors, experts and technical researchers, the new scheme combines the 2008 versions of BREEAM Europe Offices, Retail and Industrial. Key changes to the Commercial 2009 scheme include:
  * Introduction of minimum standards specific to Europe
  * Introduction of exemplary level requirements specific to Europe. Other types of innovation credits will not be available in Europe at this point in time.
  * Post Construction Stage assessment is now mandatory like in the UK in order to get the final certificate.
  * New shell only approach as in UK BREEAM v3.0 Schemes applicable.
  * The manual is now be freely available for download on the website for anyone to access. "

admin News BREEAM, commercial, EH, Europe, HCA, heritage, masterplanning

These are my links for September 14th through September 17th:

• When ‘the business case’ gets exciting – With BDRV we’ve pulled all of our past work – and all the other examples we can find – into a single, flexible guide. We want practically any company to be able to find a financial technique which helps them on practically any decision. We’ve done this by aligning the types of business case for sustainability with the drivers of shareholder value, so it is universally applicable.
• workinproperty News: Balfour Beatty is to buy Parsons Brinckerhoff for £380m – "The acquisition of Parsons Brinckerhoff represents the realisation of a number of key strategic objectives for Balfour Beatty. In particular, we believe it makes us one of the world's major players in professional services, substantially strengthens our US presence and puts Balfour Beatty in an excellent position to take advantage of increased infrastructure spending. It is a key step in becoming a global integrated leader in infrastructure services."
• Women forced out by long hours and sexual harassment – 07/09/2009 – Contract Journal – Damning report: "Women managers experience challenges not faced by their male counterparts because of the dominant masculinist ethos of corporate management culture that privileges men, ranks some men above others and places women on the periphery of the managerial class."
  I have some great tales, including the one where one senior manager accused our branch office of too high a proportion of admin staff (as obviously we couldn't possibly have 3 female engineers). Fun times ;o)
• The Market LEEDer | GreenerBuildings.com – Fantastic rebuttal to the anti-LEED post NYT article brigade (read the whole thing): "I mean, heaven forbid that we update the energy conversation from the '80s when it was all about operations. Depending on the building, the induced transportation energy, the embodied energy of the materials or the energy to provide and process water (which outside of the building requires almost 4 percent of the nation's TOTAL energy!), can exceed the operational energy, all of which LEED addresses directly or indirectly. Everyone agrees that LEED is not perfect and frankly it never will be because "perfect" is a relative term, not an absolute (theological discussions aside)."
• FT.com / Global Economy – France to count happiness in GDP – "The commission suggested a series of improvements to the way GDP was measured. It proposed accounting for people’s well-being and the sustainability of a country’s economy and natural resources. “The world over, citizens think we are lying to them, that the figures are wrong, that they are manipulated,” said the president. “And they have reasons to think like that. "
• EU to introduce new indicator to complement GDP – "The European Union will introduce an index in 2010 to track life qualities such as a clean environment, social cohesion and wellbeing to complement the gross domestic product (GDP) indicator in shaping policy.
  The environmental index will chart progress in areas such as greenhouse gas emissions, pollution, water use and waste generation to better reflect economic and social progress, European Environment Commissioner Stavros Dimas said on Tuesday. "
• Modern Built Environment Knowledge Transfer Network secures funding until 2012 – Good news: "The MBE-KTN is delighted to announce that it has secured a further three years of funding from the Government's Technology Strategy Board. The funding will enable the network to build on its success in stimulating increased innovation across the whole built environment supply chain for real business benefit."
• BRE :: News – Who will win in the global market of building accreditation? It's like the board game Risk – BREEAM have just taken Russia: "BRE Global has signed an agreement with the Russian Green Building Council for the adoption of BREEAM. The agreement will accelerate the development of BREEAM for the Russian market." But will LEED take Kamchatka?
• BREEAM Bespoke to become BREEAM other Buildings – Sustainability Blog – New blogger on the block, BREEAMER, outlines the changes to BREEAM Bespoke (now to be known as BREEAM Other Buildings).

admin News Accreditation, acquisition, BREEAM, business_case, construction_industry, Economics, Finance, France, gdp, gender, global, growth, happiness, LEED, MBE-KTN, npv, stiglitz, Sustainability, sustainabilty

These are my links for August 21st through August 25th:

• Welcome to Green Building Index – via IES: "GBI is developed by Pertubuhan Akitek Malaysia (PAM) and the Association of Consulting Engineers Malaysia (ACEM). It is a profession driven initiative to lead the Malaysian property industry towards becoming more environment-friendly. From its inception GBI has received the full support of Malaysia’s building and property players. It is intended to promote sustainability in the built environment and raise awareness among Developers, Architects, Engineers, Planners, Designers, Contractors and the Public about environmental issues. The rating system will provide opportunity for developers to design and construct green, sustainable buildings that can provide energy savings, water savings, a healthier indoor environment, better connectivity to public transport and the adoption of recycling and greenery for their projects…Malaysia’s Green Building Index or GBI will be the only rating tool for the tropical zones other than Singapore Government’s GREENMARK."
• BREEAM points for energy efficiency – 11/06/2008 – Contract Journal – This is an oldie but worth stating:
  "If people are a few points short, it could encourage them to step back and think innovatively about the project."
  Um, sorry, nope. At least I hope not. Embedding sustainability into a design, this is not.
  The point of innovation credits was to reward forward thinking which BREEAM has not yet covered, not a chance to tag on stuff at the end when you realise you're not going to get enough points.
• UK Government CO2e Targets & Seeing Through the Eco-hype – "Key to acquiring the in-depth knowledge that will be needed to prosper in the world of low carbon building will be an understanding the political drivers for policy. Policy that experience has shown us is almost always re-active. Therefore, by gaining an understanding of the political pressures exerted by the challenges of climate change it should be possible to see where policy might be going next and how to address the necessary measures. This will give businesses a significant commercial advantage over competitors who will inevitably be playing catch up."
• Putting Urban Planning In the Hands of the People | GOOD – “Many planning meetings are boring, contentious, and fail to stir people’s creative energy,” says Rojas. Even though planners consistently work closely with groups of constituents, they’re stuck with the kinds of tools they like to use: maps, words and pictures. Well, not everyone can understand a complex map. Other people are uncomfortable writing. And even the physical tools—Post-It notes, simple blocks, whiteboards—that planners use during charrettes do nothing to get the imagination pumping.
  “My process gives the public the power to create,” says Rojas. ”Giving people small interesting objects sparks their interest. Creating a 3-dimensional world with 3-dimensional forms breaks down the planning process into simple terms and helps participants translate conceptual planning ideas into physical forms.” Additionally, Rojas gives power to groups that might be disenfranchised by the typical neighborhood council meeting.
• Leeds on frontline of local climate response | Sustainable Cities – ‘At the moment in all major cities outside London our fate is not in our own hands, we don’t have the financial wherewithal to do what the Victorians did. What I would very much like is the same sort of autonomy that London has with its mayor. If the city region had a mayor with the same powers, that would be a considerable leap forward because it would give you much more of a focus and much more chance to raise money. Please devolve power to us – trust us – is the message.’
  So what would he do with that power? One simple idea would be to introduce a London-style Oyster card for buses, trains and taxis in the city region. ‘The buses would then move much quicker and they’d be more attractive because at every stop at the moment they’re fiddling with change. It’s no surprise that London has a far better public transport system than Leeds. If we had something that was half as good it would be an improvement on what we’ve got now.’
• Business case made for sustainable design | Sustainable Cities – "‘Our tenants are asking for things like more daylight, lower running costs and quantifiable carbon emissions and they are starting to embed sustainability in to their design and delivery process. The landlord tenant relationship is critical In order to achieve a high level of sustainability within a project. For the tenant space to be able to be sustainable, they need the base building to work with them. Everyone is noticing that landlords and tenants are starting to talk to each other more about delivering sustainable outcomes.’
  … In 2007 the company introduced a ‘green lease’ to provide a clear legal structure for increasing environmental accountability and to create a shared commitment to greater energy, water and waste efficiency. More than 360 green leases have now been signed in the UK for both offices and retail and another eight have followed in France. The success is due to the lease promoting collaboration and partnership and not being too prescriptive."

admin News BREEAM, building_rating_system, charrette, cities, devolution, drivers, gbi, green_leases, Hammerson, innovation, LEED, Leeds, malyasia, planning, policy, political, Sustainable, transport, visualisation

These are my links for August 15th through August 19th:

• Track LEED v3 Credits in Project Management Software – It can only be a matter of time before we see a BREEAM focused product like this? :"Tracking LEED credits is a document-intensive process. Just ask any experienced LEED Accredited Professional (AP). Submittal documentation includes drawings, receipts, product spec sheets, photos, commission plans and more. Adding to the clutter, numerous project members will access and edit these documents.
  Project management software, especially web-based systems, act as a repository for the storage and retrieval of critical project documents. Simply upload a document into the system, then attach it to the appropriate LEED-credit log. From there you can track the history of a document, see every change that has been made and who made it."
• Spillway: The Joy of Sprawl – Lovely blog post on SimCity which almost had me downloading the game straight away: "Realism and terrain constraints help ameliorate this problem, but generally the most beautiful cities are the ones that develop organically, at least in part, with some lack of planning thrown in."
• RICS survey finds some breathing space before the real storm hits (Brickonomics) – More doom from Brian: "So a less horrific picture than six months ago, but this can only realistically be seen as a breathing space before the nasty onslaught on public sector cuts takes effect.
  On my assessment the industry has about a year to reshape itself for levels of workload far below those to which it has grown accustomed. More importantly, it will need to learn how to live without turnover growth.
  Sadly the signs are that the industry is self-harming in the run up to its biggest challenge in a generation. Not the best preparation.
  Back to two of my big concerns of the moment: lunatic bidding (and it is not just our contracting brethren); and the madnes
• Why contractors can’t help suicidal bidding when the workload turns down (Brickonomics) – Excellent analysis from Brian (as always): "On the face of it contractors face the "Prisoner's dilemma", the classic game theory problem.
  In expressing the dilemma facing UK contractors in terms of the game we get something like:
  Contractors cannot discuss prices, but they know if they all take a "cooperative" stance and refuse to bid below cost then the industry remains competitive, but without being suicidal. If workloads are shrinking it probably means they each share the pain of reduced turnover, but at least the work they do win remains profitable or at cost. Their vanity may be damaged, but their sanity remains intact.
  But if some break rank, those that hold firm win no work and go out of business.
  So, as the theory suggests, they go for the option where they can best control the level of risk and which offers the least-worst option. This means they all take to bidding below cost.
  This creates a downward spiral where the exit point is collapse of firms who can no longer sustain t
• Asia Times Online :: China News, China Business News, Taiwan and Hong Kong News and Business. – Good to see hutongs being renovated rather than razed. I'm hoping they can manage to add in WC's to most buildings – last time I was there you still had to pop out of the bar/restaurant and leg it to the public loos on each street – intelligent addition of infrastructure is one of the main limiting factors to keeping areas like this useable: "I believe the next 10 years we will see far greater investment in the city's hutongs," Bechtle continues. "Places such as Nanluoguxiang are already showing how Beijing's alleyways and courtyards can be renovated intelligently. The quality of life is being raised there without sacrificing architectural aesthetics."
• Blog: Sustainability – the most interesting aspect of London 2012? – London 2012 – James Cracknell is Sustainability Ambassador for London 2012. After watching 'On Thin Ice', I'm in awe of this guy's (sometimes dangerous to himself) drive and grit: "Over the last few years, having rowed across the Atlantic and skied to the South Pole, my perception of the world we live in has changed. But it was the definition of sustainability on a human level – 'the potential for long-term improvements in wellbeing, which in turn depend on the wellbeing of the natural world and the responsible use of natural resources' – which probably best conveys why this was an area I wanted to try and help LOCOG achieve the targets they've set themselves."
• Uneconomic Growth – I'm fascinated by this premise, but how to translate from theory to reality?: "At what point do we realize that growth can only take us so far? Initially growth did a lot for our progress, but now we are seeing the impacts of uneconomic growth worldwide. It is time we turned our focus away from growing – getting larger – and push for development – getting better. The steady state economy is the logical next step for a growth economy that has reached the end of economic growth."
• Real Life LEED: Deconstruction Costs Revealed (aka Sustainable Demolition) – Deconstruction vs. demolition (in addition to the costs, think about time), and the offset of waste 'charges' vs. salvage: "On a 6,800 sf office/warehouse building, deconstruction costs showed a 20.9% ($2,128) premium over standard demolition, but that was more than offset by the retail value of the salvaged material at $3,046."
• Trends lend support to need for AEC Web 2.0 adoption « pwcom 2.0 – Great post from Paul, but don't forget Gen X cohort will be the 33-54 demographic over the next 15 years, anecdotal evidence suggests Gen Y have more in common with baby boomers (i.e. their parents): "Smaller employment pools will cause skills shortages as the 33-54 cohort decreases by 6 per cent over the next 15 years, creating ongoing recruitment, retention, and reward challenges … Also, Kogan believes, future leaders will want constant communication through technology, which means they’re always in touch and able to work, blurring the line between work and life outside of work – in other words, the classic description of Generation Y (or even Generation Z) and its demand for Web 2.0 tools and techniques to support new ways of working."
• Design Activism – The 'trouble' with environmentalism. I would never describe myself as an activist, but this Ann picks up this point on the other side of the coin (personal small changes):
  "Protest and direct action are powerful, but also risky and potentially dangerous. By contrast, personal change–drive less, eat organic food–is relatively safe and “easy.” As Derrick Jensen argues, writing in Orion magazine, personal change doesn’t equal political change:
  “Would any sane person think dumpster diving would have stopped Hitler, or that composting would have ended slavery or brought about the eight-hour workday, or that chopping wood and carrying water would have gotten people out of Tsarist prisons, or that dancing naked around a fire would have helped put in place the Voting Rights Act of 1957 or the Civil Rights Act of 1964? Then why now, with all the world at stake, do so many people retreat into these entirely personal “solutions”?"
• Tories to take axe to Partnerships for Schools – Building – And so it begins: "The Conservatives are preparing to slash the budget of delivery body Partnerships for Schools under proposals to cut the cost of the UK’s school building programme.
  The plans are part of an overhaul of schools policy, including the £55bn Building Schools for the Future programme, being discussed by the shadow Treasury team and shadow schools department. It is likely to see funds diverted from new buildings and major refurbishments towards smaller improvements in areas such as IT and furnishings."

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