Steps to a Sustainable Office Design & Fit-Out

Transcription

1 0 Steps to a Sustainable Office Design & Fit-Out

2 Best Practice Planning Using sustainable materials, making environmentally-conscious choices and employing energy saving technologies is now a requirement of office design. 2 Plan your office redesign or office refurbishment project carefully to maximise space, daylight and the availability of fresh air. A properly designed workplace requires less building infrastructure, produces less heat, and consumes less power than traditional workplaces - while supporting employees more effectively. Environmental best practice focuses on design to enhance worker productivity and satisfaction while reducing demand on the environment. Traditionally, assigned office space is redundant about 65% of the time. Ask yourself the following questions: How many enclosed offices / spaces do you really need? How many people do you have at each site? Is hot desking an option? Which departments need to be in close proximity to one another? Where should you position storage space? Can information be stored electronically? Where should you locate your data centre and specific process plant? (If you locate as much of this together in a dedicated area, then you can use fresh untreated air to ventilate the space. This prevents heated or cooled air being drawn from occupied spaces). Furniture specification - is it making the best use of your space? Where are the existing services? (efficient planning around these saves cost and the environment)

3 Implement Energy Efficiency Measures Have you considered sub-metering of electricity and water, even zonal controls for your heating, ventilation and lighting? Implementing energy efficient technologies in your office interior will save cost and have less of an environmental impact. Sub-Metering High Frequency Office Lighting Sub-metering systems allows you to measure Specifying modern high-frequency fittings during energy consumption within particular areas of refurbishment provides less heat output, no flicker your office or commercial site or by particular or hum, an extended lamp life and the possibility items of equipment. This technique allows much of dimming. more specific identification of energy saving opportunities than is possible by using data from High frequency lighting will usually have a payback the primary utility meter. period of less than 12 months, and will reduce your energy bills dramatically. Sub-metering is appropriate for energy intensive organisations and those that have already familiar Always specify tubes with a tri-phosphor coating to with basic energy management practices. ensure lighting levels do not dim as the installation ages. Office Ventilation & Air Conditioning Heating, ventilation and air conditioning (HVAC) is Reduce water consumption a major source of energy wastage associated with Work buildings can be major water drainers. To high CO2 emissions. ensure that daily work activities don t have a negative impact on the planet, consider ways in Implementing new zonal technology that allows which you can make your office a water-wise one, environmental parameters such as internal air such as: temperature and ventilation to be controlled in Selecting low-water-use appliances. Switch your relation to occupancy patterns, is not only good bathroom faucets to low-flow options and your practice, but will reduce a company s costs. toilets to water-wise ones. Use rainwater or grey water harvesting systems Install a leak detection system

4 Government & Corporate Legislation It is a now a legal requirement to consider the environmental impact of the design and build. We ensure you comply with UK legislation around commercial design and fit out. The EU European Energy Performance of Buildings Directive (EPBD) EPBD was implemented by UK Government in It has brought in legislation which will help cut buildings carbon emissions and tackle climate change. ( The Sustainable & Secure Buildings Act 2004 Extends the purpose of the Building Act 1984 so as to improve the sustainability of the building stock in England & Wales in respect of energy efficiency, preventing waste, furthering the protection of the environment, facilitating sustainable development and furthering the prevention and detection of crime. ( ukpga_ _en_1) Part L of Building Regulations It is divided into two sections, L2A & L2B. L2A is for new buildings and covers the capping of carbon emissions allowed to be designed into the building and imposing minimum construction quality criteria. L2B is for refurbishments in buildings with over 1000m2 of useful floor area and has 3 sections. Section 1 is concerned with the energy efficiency of a building when it is improved. Section 2 gives guidance on efficiency measures that should be added during extensions and alterations, and Section 3 gives guidance on dealing with thermal elements including roofs, walls and floors, and taking reasonable steps to limit heat gains and losses ( Revised Part L of Building Regulations, due in 2010, will require a further reduction of 25% in carbon emissions from 2006 levels. These reductions are likely to drive cost increases through the wider use of mixed mode and low energy systems and renewables. Part F of Building Regulations The Government s commitment to reduce energy consumption and carbon emissions requires buildings to be more airtight and more energy efficient. Air tightness is now measurable and defined in Part L of the building regulations. The developments in Part F reflect these changes, accounting for the requirement to ventilate efficiently for human comfort and health, whilst using proven technology such as Heat Recovery ventilation and energy saving LoWatt motors to achieve this ( br/br_pdf_adf_2006.pdf).

5 ISO14001 ISO is the international accreditation for Environmental Management Systems (EMS); it enables organisations minimise the negative impact of their operations on the environment and comply with applicable laws and regulations. An EMS is a framework that helps a company achieve its environmental goals through consistent control of its environmental operations. Only work with office fit out-companies that are officially ISO14001 accredited by a UKAS (the UK governing body) accredited auditor. ( Public sector organisations normally only work with ISO14001 accredited suppliers. Carbon Reduction Commitment (CRC) CRC only applies to companies that use over 1m of electricity per year. It is an early product of the Climate Change Act which will introduce a carbon trading scheme for large energy users. Over time, the cost of the carbon credits will rise, providing further incentives for emissions reductions. April 2010 to September 2010 was the qualification period when organisations were required to measure their electricity use in preparation for the first phase of the scheme. Energy Performance Certificates (EPCs) EPCs are required when any building is sold, rented out or constructed, and sometimes after refurbishment work. EPCs give information on a building s energy efficiency in a sliding scale from A (very efficient) to G (least efficient). A recommendations report setting out how the rating could be improved accompanies every EPC. Only accredited energy assessors can produce EPCs for business premises. They analyse how buildings are constructed, insulated and serviced, and the type of fuel being used. If you are choosing a property from which to run your business, comparing EPCs can help you find the most energy efficient premises. Display Energy Certificate (DECs) Display Entergy Certificates show the actual energy usage of a building and help the public see the energy efficiency of a building. This is based on the energy consumption of the building as recorded by gas, electricity and other meters. The DEC is clearly displayed at all times and clearly visible to the public. A DEC is always accompanied by an Advisory Report that lists cost effective measures to improve the energy rating of the building. DECs are only required for buildings with a total useful floor area over 1,000m2 that are occupied by a public authority and institution providing a public service to a large number of persons and therefore visited by those persons and are valid for a year. The accompanying Advisory Report is valid for seven years. Revisions to the European Performance of Buildings Directive, coming into force for public buildings in 2010, will lower thresholds on display energy certificates, placing greater emphasis on managing operational energy in use through enhanced controls. Zero Carbon Projects All commercial buildings are required to be zero carbon by Public buildings have to comply by Therefore, it is important that you work with a contractor who can offer you a carbon offsetting facility. Chartered Institute of Building Services Engineers (CIBSE) The Chartered Institute of Building Services Engineers is the standard setter and authority on building services engineering. It publishes guidance and codes which are internationally recognised as authoritative, and sets the criteria for best practice in the profession. (

6 Involve Your Employees 5 67% of employees want to help their company reduce carbon emissions but do not know how (Carbon Trust Survey). Keeping staff motivated and encouraging them to help implement energy saving measures will help keep energy wastage down. You can involve your employees in a number of ways: Carry out a staff survey as part of your office design process, this will help understand what your employees want from the office fit-out, gain valuable insight into how they feel about the office space that they work in, and it will give you their buy in when implementing energy efficiency programmes. Promote recycling and energy saving through awareness campaigns such as s, posters, green bulletins, bin labelling and environment competitions.

7 Maximise Office Comfort 67% of employees want to help their company reduce carbon emissions but do not know how (Carbon Trust Survey). Keeping staff motivated and encouraging them to help implement energy saving measures will help keep energy wastage down. Office Ventilation & Air Conditioning Implementing a demand-controlled ventilation system based on the amount of C02 concentration in the ambient air in your office interior can result in energy savings between 20-50%. Air quality control also improves the comfort and increases the productivity of staff. Anti-Glare Measures You will need to control the solar heat entering buildings, and prevent light entering via windows being the source of glare on our computer screens. The suggested ambient temperature in an office is 21.5 degrees C and too much heat can make your staff uncomfortable. With air conditioning systems being expensive and not environmentally friendly, it is without doubt better to prevent excessive heat gain in your office space. Natural Daylight To achieve a comfortable office environment, it s important to ensure lighting, internal temperatures and fresh air are suitable for the occupants activities. People prefer to work in natural light. On the other hand their sense of well-being suffers from the noise, airflows and restricted sense of control associated with mechanical ventilation and cooling. Creating a healthier office environment improves staff morale, productivity and profitability. Highly efficient windows can either let in more light, or reduce the visible light transmitted, understanding the layout of your building will enable you to maximise your use of natural daylight.

8 Use Sustainable Materials 7 The responsible sourcing of materials ensures that you have taken into account the environmental impact of the products that you are going use in your office fit-out. Always ask the following questions: What s the recycled content? Are they locally produced? Can they be recycled or re-used? Carry out a Green Screen, and look for the following: % of recycled resources used in the manufacture of the product What % of the product is recyclable at the end of it s life? It is third party certified (e.g. Greenguard, or MDBC Cradle to Cradle) Look at whether the product has reduced chemical content, e.g. low VOC emissions in carpets Where is it made? Carbon mileage? The most sustainable materials for your office fit-out are products that have been reused, or produced from recycled materials.

9 Consider Enhanced Capital Allowances Enhanced Capital Allowances (ECA s) are a straightforward way for a business to improve its cash flow through accelerated tax relief. The ECA scheme encourages businesses to invest in energy-saving products to help reduce carbon emissions. ECAs are a welcome addition to basic capital allowances, as you can now claim 100% against Corporation Tax of the benefit in the first year. ECAs are specific and cover energy saving plant and machinery, low CO2 cars, water conservation plant and machinery. Sanitary fittings Data wiring Raised access floors Demountable partitions Carpets Window blinds Office furniture and equipment Furthermore, office fit-outs and refurbishments provide excellent opportunities to benefit from the availability of capital allowances and their associated tax relief. The value of capital allowances is based on the actual expenditure incurred on machinery and plant. Main items include: Heating, ventilation & air conditioning Lighting & luminaries Lighting controls Typically, between 50 and 65% of the cost associated with high quality office fit-outs and refurbishments from shell and core will qualify for capital allowances, and are available at 25% per annum on a reducing balance basis. The rules about capital allowances are given in the Capital Allowances Act 2001 and subsequent finance acts. Further information about energysaving machinery and plant can be found at

10 Consider Using BREEAM and Ska Ratings 9 BREEAM Office Fit-Out Certification BREEAM (Buildings Research Establishment Environmental Assessment Method) is a globally recognised scheme that aims to quantify and reduce the environmental burdens of buildings by rewarding designs that take positive steps to minimise their environmental impacts. All public sector office fit outs must be BREEAM certified. The BREEAM for Offices includes a specific methodology for office fit outs. It has been designed to help professionals understand and mitigate against the environmental impacts of their office fit-outs and design. BREEAM Offices is the world s most widely used means of reviewing and improving the environmental performance of office buildings. Assessments can be carried out on both new and existing office buildings, and you work towards achieving a BREEAM rating that ranges between excellent and pass. LEED is the US de-facto standard for rating the Greenness of a building, but BREEAM is recommended for use in the UK as it closely aligns itself to UK Building Regulations, and in 2019 it is expected to be incorporated into UK Building Regulations. To date, 110,000 offices in the UK have been BREEAM certified, whilst only 2,000 offices have used the LEED methodology. Ska environmental ratings Ska ratings are an environmental labelling method designed to rate and compare the environmental performance of fit-out projects initially for office buildings in the UK. Developed by industry for industry, Ska Rating is designed to encourage good practice in fit-out work and has been developed collaboratively by consultants, contractors and occupiers. Area Sq have in-house advisors and assessors to help you achieve BREEAM or Ska ratings. The two most popular assessment methods are BREEAM & LEED (leadership in Energy & Environmental Design).

11 Be Smart With Your Waste Comply with the Waste regulations England and Wales New waste management regulation has come into force and no business can afford to ignore it anymore. It will affect all businesses and how they deal with waste. For the first time, businesses including the very smallest, will have to consider the hierarchy of waste options open to them prevent, reuse and recycle before disposing of waste. This seems very harsh, but in the UK we are running out of holes in the ground. The country is now moving towards a zero waste economy. Initiating an effective waste policy and systems can improve your environmental credentials, as well as, ensure that you deal with your waste properly. Reducing the waste from your office interiors, recycling it properly and reusing where possible will benefit your business and the environment. Initiating an office-recycling scheme involves two basic steps: 1. Setting up the infrastructure for the collection and storage of materials, 2. Arranging for a collector to regularly pick up materials for recycling. The first step will require some thought during the design phase regarding the best way to collect and store materials. Often materials are collected in recycling containers placed at workstations and in central locations i.e. break and printing areas, mail and photocopying rooms. Recycling containers for office waste should be accessible to all staff and clearly marked. The second step is to implement environmental best practice onsite to divert waste from landfill. Consider donating unwanted furniture, computers and appliances to charity, and separate your waste so that you can recycle plasterboard, carpet and other materials

12 0Choose the Right Contractor Excellent environmental credentials are vital when undertaking a sustainable office redesign and fit-out, so think carefully about selecting the right commercial interiors contractor. Consider the following questions: Do they take an active approach to sustainability both internally and the services they offer? Can they provide an environmentally-conscious design service and advice on sustainable materials? Do they have Environmental Management System (EMS)? Do they have in-house Environmental Management Team? Are they officially ISO14001 certified? Can they offer BREEAM fit-out assessments & SKA rating assessments? Through our environmental understanding, experience and accreditations, we are able to advise and manage the environmental aspect of your office fit-out project. Being part of the Fourfront Group, Area Sq benefits from excellent environmental credentials: A robust Environmental Management System (EMS) Official ISO14001 certification (by UKAS accredited auditor) An in-house environmental management team We are a carbon neutral company and can advise you on how to offset your carbon emissions We are able to offer BREEAM fit out assessments We can advise on latest Government legislation We have the ability to calculate the carbon footprint of your fit-out and the opportunity to offset the carbon emissions generated We can give you the latest advice on enhanced capital allowances We can give you advice of the use of sustainable office materials Our designers our BREEAM trained to offer environmentally- conscious designs Our environmental initiatives have resulted in us being been listed in the top 60 Green UK companies by the Sunday Times

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14 Fourfront Group is one of the UK s leading commercial interior specialists. The strength of the Fourfront Group resides in its ability to offer a comprehensive range of services encompassing office design and fit-out (Area Sq), commercial interior contracting (Cube), design consultancy (360 Design Studios) and furniture procurement (Sketch Studios). Fourfront Group strives to minimise the environmental impact of its activities and the implementation of its robust Environmental Management System has gained them the ISO14001 accreditation. Fourfront Group s environmental initiatives have also resulted in being recognised by the Sunday Times as one of the Top 60 UK Green Companies. Fourfront Group was listed number 1 in the category Making the world greener. Fourfront Group s prestigious client base includes high profile names such as BAA, McAfee, IMAX, easyjet, Nintendo, Mitsubishi Electric, Samsung, McCann Erickson, Omega, LK Bennett, Aviva and Chelsea & Westminster NHS Foundation Trust. The Group employs in excess of 120 people and operates from London and the Regions. The Old Post Office, 33 Station Road, Egham, Surrey TW20 9LA T Newman Street, London W1T 1PH T E info@fourfrontgroup.co.uk fourfrontgroup.co.uk