Environmental Principles for Tfl Development Partners

TFL PROPERTY DEVELOPMENT: ENVIRONMENTAL PRINCIPLES FOR TFL DEVELOPMENT PARTNERS

October 2017

TfL’s Environmental Principles for Property Development

Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

Contents

Introduction...... 2 Ecology and Flood Risk ...... 3 Overview of policies and regulations Ecology and Flood Risk: Policy overview and guidance...... 38 ...... 5 Environmental assessment methods Ecology and Flood Risk: Best practice examples...... 42 Energy Ecology and Flood Risk: Assessment criteria...... 44 Energy: Policy overview and guidance...... 6 Waste and Materials ...... 10 Energy: Best practice examples Waste and Materials: Policy overview and guidance...... 46 ...... 12 Energy: Assessment criteria Waste and Materials: Best practice examples...... 52 Transport Waste and Materials: Assessment criteria...... 56 Transport: Policy overview and guidance...... 14 Water Transport: Best practices...... 16 Water: Policy overview and guidance...... 58 ...... 18 Transport: Assessment criteria Water: Best practice examples...... 60 Comfort Water: Assessment criteria...... 62 Comfort: Policy overview and guidance...... 20 Construction Management Noise and Vibration Construction Management: Policy overview and guidance...... 64 Construction Management: Assessment criteria...... 72 Noise and Vibration: Policy overview and guidance...... 26 Comfort, Noise and Vibration

Comfort, Noise and Vibration: Best practice examples...... 28

Comfort, Noise and Vibration: Assessment criteria...... 30 Air Quality

Air Quality: Policy overview and guidance...... 32

Air Quality: Best practice examples...... 36

Air Quality: Assessment criteria...... 37

Introduction

London’s unprecedented population growth presents us with a Each submission will be subject to assessment across the challenge and an opportunity – to build homes, neighbourhoods following environmental themes; and workspaces for a fast expanding city, and to do so in a way • Energy • Ecology & Flood Risk that creates successful, inclusive and sustainable places - a built environment for all Londoners. • Transport • Waste & Materials • Comfort, Noise & Vibration • Water Development upon public land will help maximise this opportunity. With many sites around London, utilisation of • Air Quality • Construction Management Transport for London (TfL) land could accommodate thousands of new homes alongside high quality commercial and retail The approach adopted in this Guide with regard to each space, all set within an exemplary public realm and developed in ‘environmental theme’ is to provide definitions, background accordance with TfL’s Design Principles. information and best practice examples to lead each bidder

The purpose of this document is to communicate primarily to towards a quality of design and specification, construction the Property Partnership Framework developers the sustainable and aftercare that is expected for all TfL developments. TfL’s development principles that TfL wishes to see addressed in the key considerations can be identified by the content of the preparation of the respective bid submissions. Thus providing a ‘Assessment Criteria and Guidance’ at the end of each respective level playing field for the bidders and so enable a transparent and ‘environmental theme’. objective evaluation of the submissions to take place. Identifying TfL acknowledge that the focus of the document is upon the expectations for sustainable development targets at the residential led developments, however, where there is a earliest stage of design and specification will permit the most cost significant element of new commercial space a minimum of a effective solutions to be adopted and implemented through the BREEAM ‘Outstanding’ rating should be targeted. TfL’s expectation design development stages. is to comply and surpass (where appropriate) the minimum This document establishes key principles to be followed and will be requirements of Building Regulations, Mayoral policies and reviewed from time to time as policy develops, particularly in the development design standards. light of the new London Plan which is currently being developed. The principles contained here within sit alongside the TfL Design All developments on the TfL estate, where feasible, should exceed Principles document, both of which will be utilised as part of the the requirements set out in the London Plan and emerging new TfL Commercial Development’s overarching design development London Plan, as well as in the Mayor’s other strategies. and management process.

2 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

Overview of policies and regulations

National Planning Guidance In respect of energy policy contained within the NPPF, paragraph The National Planning Policy Framework (NPPF) was published 96 sets out that: in March 2012 and has superseded all Planning Policy Statements “In determining planning applications, local planning authorities (PPS) and Planning Policy Guidance (PPG) documents, with the should expect new development to: exception of PPS10 (Waste). The NPPF sets out the Government’s comply with adopted Local Plan policies on local requirements strategy on the delivery of sustainable development. for decentralised energy supply unless it can be demonstrated The NPPF places responsibility for policy making with the Local by the applicant, having regard to the type of development Planning Authority (and in London the Greater London Authority), involved and its design, that this is not feasible or viable; and take who are required to communicate their policies through Local account of landform, layout, building orientation, massing and Plans and facilitate the creation of Neighbourhood Plans. The landscaping to minimise energy consumption.” NPPF states that there is a presumption in favour of sustainable Developers are required to have due regard to National and Local development. The following is extracted from paragraph 14 of the Planning Policy as well as meet the minimum requirements of NPPF: building regulations. “For decision-taking this means: approving development In London Local Policy is set both by the London Boroughs proposals that accord with the development plan without delay; and, at a strategic level, by the Mayor and the Greater London and where the development plan is absent, silent or relevant Authority. policies are out of date, granting permission unless: This document primarily refers to Mayoral policies that are Any adverse impacts of doing so would significantly and relevant to planning. Developers will also need to familiarise demonstrably outweigh the benefits, when assessed against the themselves with local Borough policies. policies in this Framework taken as a whole; or Specific policies in this Framework indicate development should be restricted.”

Overview of policies and regulations (continued)

The London Plan Over 2017 these will be combined and updated into a single, At the time of writing the London Plan is undergoing a major holistic London Environment Strategy. revision. The new London Plan is expected to emerge in New developments present a significant opportunity to deliver draft towards the end of 2017, when it will become a material against the Mayor’s ambitious environmental targets and consideration. It is expected to be adopted in 2019. developers should consider how they can achieve this. TfL’s expectation is that developments on its estate will be exemplary and will always meet, and wherever possible exceed, the Mayor’s Transport Strategy environmental and other standards in the current and forthcoming At the time of writing the GLA and TfL had put the new Mayor’s London Plan. Developers should pay particular attention to the Transport Strategy out for Consultation. This document sets new London Plan as it emerges to ensure that they understand out ambitious policies to transform the way that Londoners move around and through the city. It sets a target for 80% of all requirements that have changed since the previous version. trips to be made via public transport, walking, and/or cycling by Detailed guidance on specific areas, such as construction dust 2041. The Healthy Streets approach, improvement of the public and London’s green grid, can be found in Supplementary Planning transport experience, and the delivery of new homes and jobs guidance. in strategic locations (in line with good growth principles) will London Environment TransportStrategy for London’s Property Development Environmental Principlesbe essential to achieving this target. Each of these elements are Overview of policies and regulations addressed in detail by the Mayor’s Transport Strategy, and new

At the time of writing the GLANational has Planning published Guidance 7 strategies developments will need to ensure that they are designed to addressing different aspects ofThe the National Planning Environment: Policy Framework provides high level strategic planning policy.th Local Planning Authority facilitate the delivery of the Mayor’s Transport Strategy and its The National Planning Policy Framework (NPPF) was published in March 2012 and has superseded all Planning Policy Statements (PPS) and Planning Policy Guidance (PPG) documents, with the exception of PPS10 (Waste). The NPPF sets out the Government’s strategy on the delivery of sustainable various requirements. CCMES = Climate Change Mitigationdevelopment. and Energy Strategy (2011)

The NPPF places responsibility for policy making with the Local Planning Authority (and in London the Greater London Authority), who are required to communicate their policies through Local Plans and CCAS = Climate Change Adaptationfacilitate the creation Strategy of Neighbourhood Plans. The (2011) NPPF states that there is a presumption in favour of sustainable development. The following is extracted from paragraph 14 of the NPPF:

“For decision-taking this means: approving development proposals that accord with the development plan MAQS = Mayor Air Quality Strategywithout delay; and where(2010) the development plan is absent, silent or relevant policies are out of date, granting permission unless: Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or MANS = Mayor Ambient NoiseSpecific Strategy policies in this Framework indi(2004)cate development should be restricted.”

In respect of energy policy contained within the NPPF, paragraph 96 sets out that:

MBS = Mayor Biodiversity Strategy“In determining (2002) planning applications, local planning authorities should expect new development to:

comply with adopted Local Plan policies on local requirements for decentralised energy supply unless it can be demonstrated by the applicant, having regard to the type of development involved and its design, that this is MWMS = Municipal Waste Managementnot feasible or viable; and take account Strategy of landform, layout, building (2011) orientation, massing and landscaping to minimise energy consumption.”

Rev. E 4 Tfl Property Development:5 Environmental Principles for Tfl Development Partners - October 2017

Environmental assessment methods

Overview sustainable design through covering Undertaking environmental assessment methods to gain topics such as energy and water certification of a building can provide recognition for the design consumption, materials and waste intent and construction for the development. Adoption of an (both construction and operational), assessment method in the early stages of development can health and wellbeing, ecology as well as influence and drive design, highlighting areas where the design, management procedures. The aim is to specification and construction could be improved to mitigate mitigate the life cycle impact of the building on the environment. environmental impact. Various schemes of the assessment exist dependant upon the scope of works e.g.. ‘New Construction’ for new commercial Residential developments or ‘Refurbishment & Fit Out Assessment’ for final Since the Government withdrawal of support for the Code for fit outs of small retail spaces or office areas.

Sustainable Homes the Building Research Establishment (BRE) It is TfL’s aspiration that, an ‘Outstanding’ rating should be achieved has developed and adopted the Home Quality Mark (HQM) as the for new build and an ‘Excellent’ rating for refurbishment. Where the alternative voluntary housing standard. However, this document Outstanding rating falls short then the London Plan policy should has not been adopted as Government policy. apply with regard to Energy and Water. Whilst predominately a comfort standard, Passivhaus champions The ‘WELL Building Standard’ is an assessment methodology ambitious fabric, energy and air tightness standards which can that focuses on optimising the health and wellbeing of building lead to a comfortable, low energy use home. A common priority occupants through implementing a set of strategies relating to for house buyers. design, operational and organisational measures. WELL aims to The British Research Establishment Environmental Assessment develop buildings that are healthy and comfortable for future Method (BREEAM) provide a domestic refurbishment standard occupants, focusing on areas including air quality, comfort, where the limitations of refurbishment deem the Home Quality fitness and nourishment. Mark assessment inappropriate. Other internationally recognised environmental assessment methods are available such as LEED, however, these are less Commercial widespread in use in the UK construction industry. BREEAM is one of the world’s first sustainability rating schemes for the built environment. The assessment aims to drive holistic

5 Transport for London’s Property Development Environmental Principles Energy – Policy overview and guidance

Key Policies The London Plan and Building regulations contain specific policies and standards for Energy Building Regulations Part L1A & L2A Performance, which should be met or exceeded. The following sources of guidance may also Mayor of London: The London Plan (Chapter 5) be helpful in achieving high standards. Mayor of London: Housing Supplementary Planning Guidance Energy:Refer to Local Authority guidance Policy overview and guidance

Energy demand reduction and greenhouse gas emissions reduction are key priorities of the Mayor of London. It is the Mayor’s ambition that zero carbon London will have been achieved by 2050, homes built in forthcoming years must be fit for purpose to achieve this ambition. Developments on TfL land Passivhaus Home Quality Mark (HQM) / BREEAM should demonstrate leadership in achieved standards. Mitigating climate change, resource efficiency Design and construction assessment Energy Performance Ratio (EPR) – and reducing pressures on the city’s infrastructure are crucial features of a sustainable city. promoting aspirational design defines performance in termsBuilding of: Regulations have been developed to provide mandatory properties With the residential sector making up nearly a third of all UK’s greenhouseKEY gas POLICIES emissions, a figure • Heating and cooling energy demand which could rise to 55% by 2050, it is critical that all new developments are designed and specified, • Fabric first approach (fabric performance) regulations for new developments within the UK to limit the constructed and delivered to enable energy efficientBuilding operation over their lifespan. Regulations Part• EExemplary fabric standards • Primary energy consumption • Low heating requirement (120 (system efficiency) usage of heat and power. Planning policy implemented by the Energy efficient homes provide a number of benefits to the occupier, primarily through lower 2 kWh/m /yr) • Total resulting CO2 emissions operational costs (gas andMayor electricity bills), withof statistics London: showing an increasing The number London of households Plan• Good(Policy thermal comfort 7.15) Mayor goes beyond these regulations, and forms design stage in fuel poverty this is a key consideration. • Very quiet acoustic conditions due Credits for Implementation of Low and to low air leakage and triple glazing Zero Carbon Technologies, monitoring Building Regulations have been developedRefer to provide mandatory to local regulations for authority new developments guidance• Requires high construction quality and control, aftercare and postperformance standards for CO2 emissions which all major within the UK to limit the usage of heat and power. Planning policy implemented by the Mayor goes and supervision. occupancy evaluation. beyond these regulations, and forms design stage performance standards for CO2 emissions which all major developments in London must meet. developments in London must meet. InEnergy all developments, itdemand should be noted that localreduction planning policy must beand respected. greenhouse gas emissions In all developments, it should be noted that local planning policy Voluntary assessment methods also exist to promote high standards of efficiency such as Passivhaus certification,reduction the Home Quality are Mark (HQM)key and priorities with relation to commercial of areas, the BREEAM Mayor of London. It is the must be respected. Commercial areas within mixed use developments are often subject to minimum BREEAM rating set byMayor’s local authorities. These ambition should be met and preferablythat exceeded zero to ensure carbon all elements, (retail London and will have been Voluntary assessment methods also exist to promote high commercial)achieved are as energy by lean as 2050, possible. homes built in forthcoming years must be fit It is TfL’s ambition to deliver energy efficient developments that surpasses the requirements of standards of efficiency such as Passivhaus certification, the Building Regulations and local planning policies (i.e. >35% reduction on site) through sensible and innovativefor purpose design and delivery. Any to potential achieve off-site measures this must be investigated ambition. in order to reduce Developments on TfL land Home Quality Mark (HQM) and with relation to commercial areas, the carbon offset payments. should demonstrate leadership in achieved standards. Mitigating BREEAM.

climateRev. E change, resource efficiency and reducing pressures on 8 the city’s infrastructure are crucial features of a sustainable city. Commercial areas within mixed use developments are often subject to minimum BREEAM rating set by local authorities. With the residential sector making up nearly a third of all UK’s These should be met and preferably exceeded to ensure all greenhouse gas emissions, a figure which could rise to 55% by elements, (retail and commercial) are as energy lean as possible. 2050, it is critical that all new developments are designed and specified, constructed and delivered to enable energy efficient It is TfL’s ambition to deliver energy efficient developments that operation over their lifespan. surpasses the requirements of Building Regulations and local planning policies (i.e. >35% reduction on site) through sensible and Energy efficient homes provide a number of benefits to the innovative design and delivery. Any potential off-site measures occupier, primarily through lower operational costs (gas and must be investigated in order to reduce the carbon offset electricity bills), with statistics showing an increasing number of payments. households in fuel poverty this is a key consideration.

6 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

The London Plan and Building regulations contain specific policies and standards for Energy Performance, which should be met or exceeded. The following sources of guidance may also be helpful in achieving high standards.

Passivhaus Home Quality Mark (HQM) / BREEAM

Design and construction assessment promoting aspirational design properties: Energy Performance Ratio (EPR) – defines performance in terms of: • Fabric first approach • Heating and cooling energy demand (fabric performance) • Exemplary fabric standards • Primary energy consumption (system efficiency) • Low heating requirement (120 kWh/m2/yr) • Total resulting CO2 emissions • Good thermal comfort Credits for Implementation of Low and Zero Carbon Technologies, monitoring and • Very quiet acoustic conditions due to low air leakage and triple glazing control, aftercare and post occupancy evaluation. • Requires high construction quality and supervision.

Transport for London’s Property DevelopmentEnergy: PolicyEnvironmental overview Principles and guidance (continued) Energy – Policy overview and guidance

Policy - Energy Hierarchy Heating Hierarchy Cooling Hierarchy Also referred to as a ‘fabric first’ approach, the first To assist in the reduction of carbon emissions from space conditioning systems, the Mayor has stage of any design is to ensure the form and fabric of Be Lean Policyoutlined that the following- Energy hierarchies for heatingHierarchy and cooling systems such that the lowest carbon Opportunities to supply generated electricity from installed a development lends it self to provide a low energy solution is delivered. systems directly to TfL’s private wire network need to be home. Building regulations set limiting values for U- Also referred to as a ‘fabric first’ approach, the first stage of values, however, more exemplar examples can be Minimise internal heat generation through Link to local existing heat networks. investigated and reviewed. seen within Passivhaus developments. any design is to ensure the formenergy and efficient fabric design of a development Communal heating and cooling systems. • Design to the Building Regulations Fabric Energy lends it self to provide a low energyReduce heat gainshome. in summer Building through regulations Efficiency Standard with aspiration to surpass Use available secondary heat sources (in orientation, shading, albedo, fenestration, • High levels of insulation and glazing performance setconjunction limiting with heat values pump if required for U-values,insulation however, and green roofs more and walls exemplar Airtightness • Air tight construction and low temperature heat networks) Manage the heat within the building • Effective solar control Achieving a reasonable level of airtightness is important examples can be seen within Passivhausthrough exposed internal developments. thermal mass • Mechanical ventilation to allow heat recovery Generate clean heat and/or power from zero emissions sources (e.g. heat pumps and high ceilings for the energy efficiency of dwellings and the comfort of • orDesign hydrogen fuel tocells). the Reuse wasteBuilding heat Regulations Fabric Energy Efficiency Standardelsewhere. with aspirationPassive ventilation i.e. toopenable surpass windows occupants. Consideration of connection to district or communal energy networks should be Mechanical ventilation given priority. Where this is not feasible, a site wide network could be committed Be Clean Fuel cell, if using natural gas and NOx emissions lower than gas boiler. Benefits from improved insulation levels and efficient to. Sources of secondary heat supply should also be considered where possible. • High levels of insulation andActive glazing cooling systems performance (ensuring lowest Leadership on sustainable energy sources and storage should be demonstrated in carbon options) heating systems are lost if warm air can leak out and cold air developments on TfL owned land in accordance with Mayoral policy. • AirCHP (wheretight poor construction AQ threshold NOT exceeded). can leak in. Assessment and incorporation of renewable energy sources such as PVs Gas boiler (where poor AQ threshold IS Performance Gap (Photovoltaics/solar panels) and air/ground source heat pumps should always be a • Effective solarexceeded). control consideration. Technological feasibility studies should always be undertaken if It is recognised that buildings can have a gap Mandatory requirement for airtightness are set by Building renewable energy systems are to be evaluated, including integration with the • AirtightnessMechanical ventilation tobetween allow predicted heat performancerecovery and overall energy strategy and any synergies or incompatibilities recognised. performance in use. Many studies suggest the Regulations however this falls behind continental European ConsiderationAchieving a reasonable level of airtightness connection is contributing to district factors can includeor communal the following energy Opportunities to supply generated electricity from installed systems directly to important for the energy efficiency of for which strategies need to be implemented countries and Passivhaus standards. TfL’s private wire network need to be investigated and reviewed. networksdwellings and the comfortshould of occupants. be given priority.at the earliest stageWhere to avoid thethis potential is ofnot feasible, Benefits from improved insulation levels and occurrence : Max Air Permeability (m3/h.m2 at 50Pa) When considering how to reduce carbon impacts embodied aefficient site heatingwide systems network are lost if warm could air be• The committed means must be provided to. to Sources monitor of carbon should also be included and efforts made to actively manage can leak out and cold air can leak in. and feedback following occupancy, UK (Building Regulations) 10 demand during construction and demolition secondary heat supply shouldparticularly also regarding be considered energy use where Mandatory requirement for airtightness are • Changes to the building design and/or the possible.set by Building Regulations Leadership however this fallson sustainabledesign intent is energy not delivered on sources site and London (Best Practice) <3 Be Green behind continental European countries and • Poor build quality storagePassivhaus standards. should be demonstrated• Inadequate in or incompletedevelopments commissioning on TfL Passivhaus <1 Max Air Permeability • Building controls that operators and users owned land inm accordance3/h.m2 at 50Pa withfind difficultMayoral to understand policy. and operate effectively, there has been poor training UK (Building Regulations) 10 given and/or inadequate manuals provided Rev. E AssessmentLondon (Best Practice) and incorporation<3 of renewable energy 9 sourcesPassivhaus such as PVs<1 (Photovoltaics/solar panels) and air/ground source heat pumps should always be a consideration. Technological feasibility studies should always be undertaken if renewable energy systems are to be evaluated, including integration with the overall energy strategy and any synergies or incompatibilities recognised.

8 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

Performance Gap It is recognised that buildings can have a gap between Heating Hierarchy Cooling Hierarchy predicted performance and performance in use. Many Link to local existing heat networks. Minimise internal heat generation studies suggest the contributing factors can include the Communal heating and cooling through energy efficient design following for which strategies need to be implemented at systems. Reduce heat gains in summer the earliest stage to avoid the potential of occurrence : Use available secondary heat through orientation, shading, • The means must be provided to monitor and feedback sources (in conjunction with albedo, fenestration, insulation following occupancy, particularly regarding energy use heat pump if required and low and green roofs and walls • Changes to the building design and/or the design intent is temperature heat networks) Manage the heat within the not delivered on site Generate clean heat and/or power building through exposed internal from zero emissions sources (e.g. thermal mass and high ceilings • Poor build quality heat pumps or hydrogen fuel cells). • Inadequate or incomplete commissioning Passive ventilation i.e. openable Reuse waste heat elsewhere. windows • Building controls that operators and users find difficult to Fuel cell, if using natural gas and Mechanical ventilation understand and operate effectively, there has been poor NOx emissions lower than gas training given and/or inadequate manuals provided. boiler. Active cooling systems (ensuring lowest carbon options) To assist in the reduction of carbon emissions from space CHP (where poor AQ threshold NOT conditioning systems, the Mayor has outlined that the exceeded). following hierarchies for heating and cooling systems such Gas boiler (where poor AQ that the lowest carbon solution is delivered. threshold IS exceeded).

9 Transport for London’s Property Development Environmental Principles Energy – Best practice examples

Elephant Park, Southwark, London

One of only 18 global projects in a flagship programme of the Cities Climate Leadership Group (C40) that is taking action to reduce greenhouse gas emissions and become models for the large-scale cityscapes of the future.

Sulgrave Gardens, Hammersmith and Fulham, London This development which sits within the wider An in use Passivhaus Development Elephant & Park regeneration aims to be carbon positive by 2020. Completed in 2013, this 30 unit development was design to Passivhaus standards of air leakage rates An onsite combined heat and power (CHP) centre is Transport for London’s Property Development Environmentaland heating energy Principles use. set to power the entire development - and up to 1,000 homes outside it - fuelled by biomethane With the desire to use brick to match the local which, along with high specification insulation and Energy – Best practice examples aesthetic (an unusual construction material for efficient cooling is intended to ensure that residents Passivhaus) a continuous airtight membrane around use half the carbon and energy of similar sized the ceiling, floor and walls and special products for homes. Elephantwindows Park, Southwark, and doors London were installed to ensure the Passivhaus standards were met.

One of only 18 global projects in a flagship Each unit was provided with a DVD and home user Tools for Energy Demand Reduction - Home Energy Display Device guide to ensure all residentsprogramme understood of the the Cities Climate Leadership Group Transport for London’s Property Development Environmental Principles (C40) that is taking action to reduce greenhouse gas principles of design. This facilitated the development Energy – Policy overview and guidance emissions and become models for the large-scale These display devices allow occupants to easily view and surpassing the Passivhaus heatingcityscapes requirement of the of future. 120 Key Policies The London Plan and Building regulations contain specific policies and standards for Energy 2 monitor their energy consumption. Building Regulations Part L1A & L2A Performance, which should be met or exceeded. The following sources of guidance may also kWh/m /yr by ~25% in operation. Mayor of London: The London Plan (Chapter 5) be helpful in achieving high standards. Mayor of London: Housing Supplementary Planning Guidance SulgraveEnergy:Refer to LocalGardens, Authority guidance Best Hammers practicemith and Fulham, examples London This development which sits within the wider An in use Passivhaus Development Elephant & Park regeneration aims to be carbon Users of smart meters benefit from accurate billing and Energy demand reduction and greenhouse gas emissions reduction are key priorities of the Mayor of London. It is the Mayor’s ambition that zero carbon London will have been achieved by 2050, homes built in forthcoming years must be fit for purpose to achieve this ambition. Developments on TfL land Passivhaus Home Quality Mark (HQM) / BREEAM positive by 2020. can lead to reduced bills due to visibility and hence should demonstrate leadership in achieved standards. Mitigating climate change, resource efficiency Design and construction assessment Energy Performance Ratio (EPR) – andSulgrave reducing pressures on Gardens, the city’s infrastructure areHammersmith crucial features of a sustainable city. and Fulham,promoting London aspirational design Completeddefines performance in terms in154 of: 2013, Loudoun154 this LoudounRoad, 30 unit Camden, development Road, London Camden, was London properties reduction of consumption. With the residential sector making up nearly a third of all UK’s greenhouse gas emissions, a figure • Heating and cooling energy demand which- An could risein to use 55% by 2050, Passivhaus it is critical that all new developments Development are designed and specified, • Fabric first approach design(fabric performance) to Passivhaus standards of air leakage rates constructed and delivered to enable energy efficient operation over their lifespan. • Exemplary fabric standards • Primary energy consumption An onsite combined heat and power (CHP) centre is • Low heating requirement (120 (system efficiency) Energy efficient homes provide a number of benefits to the occupier, primarily through lower 2 and heating energy use. kWh/m /yr) • Total resulting CO2 emissions set to power the entire development - and up to operational costs (gas and electricity bills), with statistics showing an increasing number of households • Good thermal comfort This energy-efficient development of 42 flats was More innovative solutions involve integration with in fuel poverty this is a key consideration. • Very quiet acoustic conditions due Credits for Implementation of Low and to low air leakage and triple glazing Zero Carbon Technologies, monitoring 1,000 homes outside it - fuelled by biomethane Building Regulations have been developed to provide mandatory regulations for new developments • Requires high construction quality and control, aftercare and post within the UK to limit the usage of heat and power. Planning policy implemented by the Mayor goes mobile apps and home controls such that users can and supervision. Withoccupancy the evaluation. desire to use brick to match the local completed in 2012 for Origin Housing. beyond these regulations, and forms design stage performance standards for CO2 emissions which all which, along with high specification insulation and major developments in London must meet. aesthetic (an unusual construction material for ensure appliances are turned off when not needed In all developments, it should be noted that local planning policy must be respected. efficient cooling is intended to ensure that residents Voluntary assessment methods also exist to promote high standards of efficiency such as Passivhaus Passivhaus) a continuous airtight membrane around certification, the Home Quality Mark (HQM) and with relation to commercial areas, BREEAM Its utilisation of renewable energyuse generation, half thecarbon and energy of similar sized whenever, wherever. Commercial areas within mixed use developments are often subject to minimum BREEAM rating set the ceiling, floor and walls and special products for by local authorities. These should be met and preferably exceeded to ensure all elements, (retail and including photo-voltaic cells and homes.green roofs, in commercial) are as energy lean as possible. windows and doors were installed to ensure the It is TfL’s ambition to deliver energy efficient developments that surpasses the requirements of combination with Passivhaus levels of air-tightness Building Regulations and local planning policies (i.e. >35% reduction on site) through sensible and innovative design and delivery. Any potential off-site measures must be investigated in order to reduce Passivhaus standards were met. the carbon offset payments. and insulation, means that the only additional heat

Rev. E generation required to service all 42 flats is a small Each unit was provided8 with a DVD and home user Tools for Energy Demand Reduction - Home Energy Display Device guide to ensure all residents understood the domestic central boiler plant. Completed in 2013, this 30 unit development was principlesdesign of design.This energy-efficient This facilitated development the development of 42 flats was completed These display devices allow occupants to easily view and to Passivhaus standards of air leakage rates and heatingsurpassing thein Passivhaus 2012 for Origin heating Housing. requirement of 120 monitor their energy consumption. energy use. kWh/m2/yr byIts ~25% utilisation in operation. of renewable energy generation, including With the desire to use brick to match the local aesthetic (an photo-voltaicRev. E cells and green roofs, in combination with unusual construction material for Passivhaus) a continuous Passivhaus levels of air-tightness and insulation, means that Users of smart meters benefit from accurate billing and 10 airtight membrane around the ceiling, floor and walls and the only additional heat generation required to service all 42 can lead to reduced bills due to visibility and hence special 154products Loudoun for windows Road, Camden,and doors London were installed to flats is a small domestic central boiler plant. ensure the Passivhaus standards were met. reduction of consumption. Each unit was provided with a DVD and home user guide to ensure all residents understood the principles of design.This energy-efficient development of 42 flats was More innovative solutions involve integration with This facilitated the development surpassing the Passivhauscompleted in 2012 for Origin Housing. mobile apps and home controls such that users can heating requirement of 120 kWh/m2/yr by ~25% in operation. ensure appliances are turned off when not needed Its utilisation of renewable energy generation, whenever, wherever. including photo-voltaic cells and green roofs, in combination with Passivhaus levels of air-tightness

10 and insulation, meansTfl Property that Development: the only Environmental additional Principles heat for Tfl Development Partners - October 2017 generation required to service all 42 flats is a small domestic central boiler plant.

Rev. E 10 Transport for London’s Property Development Environmental Principles Energy – Best practice examples

Elephant Park, Southwark, London

Sulgrave Gardens, Hammersmith and Fulham, London This development which sits within the wider An in use Passivhaus Development Elephant & Park regeneration aims to be carbon positive by 2020. Completed in 2013, this 30 unit development was design to Passivhaus standards of air leakage rates An onsite combined heat and power (CHP) centre is and heating energy use. set to power the entire development - and up to 1,000 homes outside it - fuelled by biomethane With the desire to use brick to match the local which, along with high specification insulation and Transport for London’s Property Developmentaesthetic Environmental (an unusual construction Principles material for efficient cooling is intended to ensure that residents Passivhaus) a continuous airtight membrane around use half the carbon and energy of similar sized the ceiling, floor and walls and special products for homes. Energy – Best practice examples windows and doors were installed to ensure the

Passivhaus standards were met. Elephant Park, Southwark, London Each unit was provided with a DVD and home user Tools for Energy Demand Reduction - Home Energy Display Device guide to ensure all residents understood the principlesElephant of design. Park, Southwark, This facilitated London the developmentOne of onlyTools 18for Energy global Demand projects Reduction in a flagship programme- ofHome the Energy Cities Display Climate Device Leadership Group These display devices allow occupants to easily view and surpassing the Passivhaus heating requirement of 120(C40) that is taking action to reduce greenhouse gas 2 monitor their energy consumption. kWh/m /yr by ~25% in operation. emissions and become models for the large-scale cityscapes of the future. Users of smart meters benefit from accurate billing and Sulgrave Gardens, Hammersmith and Fulham, London This development which sits within the wider can lead to reduced bills due to visibility and hence An in use Passivhaus Development 154 Loudoun Road, Camden, London Elephant & Park regeneration aims to be carbon reduction of consumption. positive by 2020. Completed in 2013, this 30 unit development was This energy-efficient development of 42 flats was More innovative solutions involve integration with design to Passivhaus standards of air leakage rates An onsite combined heat and power (CHP) centre is and heating energy use. completed in 2012 for Origin Housing. set to power the entire development - and up to mobile apps and home controls such that users can 1,000 homes outside it - fuelled by biomethane ensure appliances are turned off when not needed With the desire to use brick to match the local One of only 18 global projects in a flagship programme of the These display devices allow occupants to easily view and Its utilisationCities ofClimate renewable Leadership energy Group generation,(C40) that is taking actionwhich, alongmonitor with high their specification energy consumption. insulation and whenever, wherever. aesthetic (an unusual construction material for includingto photo-voltaic reduce greenhouse cells gas and emissions green and roofs, become in modelsefficient for coolingUsers is of intended smart meters to ensure benefit that from residents accurate billing and can Passivhaus) a continuous airtight membrane around the large-scale cityscapes of the future. combination with Passivhaus levels of air-tightness use half thelead carbon to reduced and bills energy due to of visibility similar and sized hence reduction of the ceiling, floor and walls and special products for This development which sits within the wider Elephant &homes. Park consumption. windows and doors were installed to ensureand the insulation,regeneration means aims thatto be thecarbon only positive additional by 2020. heat More innovative solutions involve integration with mobile Passivhaus standards were met. generationAn onsiterequired combined to service heat and all power 42 flats (CHP) is centrea small is set to apps and home controls such that users can ensure appliances power the entire development - and up to 1,000 homes are turned off when not needed whenever, wherever. domesticoutside central it -boiler fuelled plant.by biomethane which, along with high Each unit was provided with a DVD and home user specificationTools for insulation Energy Demand and efficient Reduction cooling - Home is Energyintended Display Device guide to ensure all residents understood the to ensure that residents use half the carbon and energy of similar sized homes. principles of design. This facilitated the development These display devices allow occupants to easily view and surpassing the Passivhaus heating requirement of 120 Rev. E 2 monitor their energy consumption. kWh/m /yr by ~25% in operation. 10 Users of smart meters benefit from accurate billing and can lead to reduced bills due to visibility and hence 11 154 Loudoun Road, Camden, London reduction of consumption.

This energy-efficient development of 42 flats was More innovative solutions involve integration with completed in 2012 for Origin Housing. mobile apps and home controls such that users can ensure appliances are turned off when not needed Its utilisation of renewable energy generation, whenever, wherever. including photo-voltaic cells and green roofs, in combination with Passivhaus levels of air-tightness and insulation, means that the only additional heat generation required to service all 42 flats is a small domestic central boiler plant.

Rev. E 10 Transport for London’s Property Development Environmental Principles Energy – Policy overview and guidance

Energy demand reduction and greenhouse gas emissions reduction are key priorities of the Mayor of London. It is the Mayor’s ambition that zero carbon London will have been achieved by 2050, homes built in forthcoming years must be fit for purpose to achieve this ambition. Developments on TfL land Passivhaus Home Quality Mark (HQM) / BREEAM should demonstrate leadership in achieved standards. Mitigating climate change, resource efficiency Design and construction assessment Energy Performance Ratio (EPR) – and reducing pressures on the city’s infrastructure are crucial features of a sustainable city. promoting aspirational design defines performance in terms• of: Outline steps to ensure that design and development measures Guidance properties With the residential sector making up nearly a third of all UK’s greenhouse gas emissions, a figure • Heating and cooling energy demand which could rise to 55% by 2050, it is critical that all new developments are designed and specified, • Fabric first approach (fabric performance) encourage positive residential behaviours, particularly with constructedThe andassessment delivered to enable energy efficient criteria operation over will their lifespan. be based on how• Exemplary the fabric followingstandards • Primary energy consumption • Low heating requirement (120 (system efficiency) regards to energy efficiency. Energy efficient homes provide a number of benefits to the occupier, primarily through lower 2 issues are addressed: kWh/m /yr) • Total resulting CO2 emissions operational costs (gas and electricity bills), with statistics showing an increasing number of households • Good thermal comfort in fuel poverty this is a key consideration. • Very quiet acoustic conditions due Credits for Implementation of• Low Outline and how your approach will meet, or exceed, targets for • Outline your approach to meeting and surpassingto low air leakage theand triple planningglazing Zero Carbon Technologies, monitoring Building Regulations have been developed to provide mandatory regulations for new developments • Requires high construction quality and control, aftercare and post CO2 emissions – as per London Plan. withinrequirements the UK to limit the usage of heat and for power. carbon Planning policy implemented emissions by the Mayor goes reductionsand supervision. with referenceoccupancy evaluation. beyond these regulations, and forms design stage performance standards for CO2 emissions which all major developmentsto the in Londonenergy, must meet. heating, and cooling hierarchies? Provide In all developments,examples it should be notedof thatrecent local planning policyprojects, must be respected. where relevant. Voluntary assessment methods also exist to promote high standards of efficiency such as Passivhaus certification,• Outline the Home Quality your Mark (HQM) approach and with relation to commercial for areas,assessing BREEAM opportunities to integrate Commercial areas within mixed use developments are often subject to minimum BREEAM rating set by local authorities. These should be met and preferably exceeded to ensure all elements, (retail and commercial)commercial are as energy lean as possible. and residential areas of developments and

It is TfL’sneighbouring ambition to deliver energy efficient buildings, developments that such surpasses the as requirements through of site-wide district Building Regulations and local planning policies (i.e. >35% reduction on site) through sensible and innovativeenergy design and delivery. network. Any potential off-site measures must be investigated in order to reduce the carbon offset payments. • How will you demonstrate performance and design intent is Rev. E being met after construction completion, i.e. seek to minimise 8 the performance gap? • What is your target consumption for electricity and space heating use (kWh/m2/yr)? • How will the design facilitate efficient operation and maintenance to enable optimised performance and longevity of equipment? • How you will incorporate and encourage innovation throughout design and delivery? • Demonstrate how you have considered alternative energy production and generation, (such as renewables, CHP, district What is your approach to low carbon development heating, solar PV) as part of your approach towards Zero and what targets would you aim to deliver? Explain Carbon London to be achieved by 2050. how your development would meet London Plan standards on this.

12 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

Selected References GLA London Environment Strategy (forthcoming) GLA, Housing Strategy (forthcoming) GLA, Housing SPG (March 2016 ) https://www.london.gov.uk/sites/default/files/ housing_spg_revised_040516.pdf GLA, Greater London Authority Guidance on Preparing Energy Assessments (March 2016) - https://www.london.gov.uk/sites/default/files/gla_energy_ planning_guidance_-_march_2016_for_web.pdf GLA, Policy 5.9 Overheating and Cooling (March 2016) - https://www.london. gov.uk/what-we-do/planning/london-plan/current-london-plan/london-plan- chapter-five-londons-response/policy-59-overheating-and DECC, Annual fuel poverty statistics report (June 2016) - https://www.gov.uk/ government/uploads/system/uploads/attachment_data/file/540034/Annual_ Fuel_Poverty_Statistics_Report_2016_-_revised.pdf Select Committee on Environmental Audit First Report (January 2005) - http://www.publications.parliament.uk/pa/cm200405/cmselect/ cmenvaud/135/13507.htm#a23 Zero Carbo Hub – Performance Gap (March 2014) - http://www. zerocarbonhub.org/current-projects/performance-gap ICE, Performance gap in low energy housing (July 2016) - http://www. designingbuildings.co.uk/wiki/Performance_gap_in_low_energy_housing CIBSE Britain’s biggest Passivhaus (January 2016) - http://www.cibsejournal. com/case-studies/london-calling-passivhaus-goes-mainstream-in-camden/ The smart grid and the promise of demand-side management - https:// www.smartgrid.gov/files/The_Smart_Grid_Promise_DemandSide_ Management_201003.pdf

13 Transport for London’s Property Development Environmental Principles Transport – Assessment criteria Selected References • Mayor of London: The Mayor’s Transport Strategy (consultation draft) June 2017 • Mayor of London: The London Plan (Chapter 6) https://www.london.gov.uk/what-we- How will you actively embed the Healthy do/planning/london-plan/current-london-plan/london-plan-chapter-six-londons-transport Streets approach and include sustainable • Mayor of London: Parking Standards Minor Alterations to the London Plan (March, 2016) https://www.london.gov.uk/sites/default/files/parking_standards_malp_for_publication_7_april_2016. modesTransport: of transport as part of the Policypdf overview and guidance development? • Mayor of London: The Sustainable Design and Construction (April 2014) https://www.london.gov.uk/what-we-do/planning/implementing-london-plan/supplementary-planning- guidance/sustainable-design-and#Stub-101125 Guidance • Mayor of London: TfL’s role in promoting health in London (September 2016) https://www.london.gov.uk/about-us/london-assembly/london-assemblys-current-investigations/tfls- The assessment criteria will be based on how the following issues are role-promoting-health-london addressed: • TfL: Healthy Streets for London (2017) http://content.tfl.gov.uk/healthy-streets-for-london.pdfand innovatively designed to minimise or alleviate the need for • How will your development deliver improvements with respect to the ten Healthy Streets • TfL: London Cycling Design Standards (2014) http://content.tfl.gov.uk/lcds-chapter8-cycleparking.pdf indicators? KEY POLICIES • TfL: Delivery and Servicing Plans Guidance: http://content.tfl.gov.uk/delivery-and-servicing-plans.pdfcar parking provision, whilst providing the necessary facilities • How will your development assist in delivering the achievement of a zero-carbon city by 2050? • TfL: Construction Logistics Plan Guidance (July 2017): http://content.tfl.gov.uk/construction-logistics- Mayor of London: The London Plan (Aplan-guidance.pdf new London Plan is • How will your development improve connections to existing walking and cycling routes and and infrastructure to encourage the use of walking, cycling and public transport connections? • TfL: Transport Assessment Guidance (2006) http://content.tfl.gov.uk/transport-assessment-guidance- due to be published in2006.pdf 2019) public transport. The Healthy Streets Approach puts human • How does your development conform with the MTS objectives, policies and proposals? • Royal Society for Public Health: Health in a Hurry (August 2016) https://www.rsph.org.uk/our- Mayor’s Transport Strategy (MTS):work/policy/championing-the-publics-health/health-in-a-hurry.html Currently under • What is your approach to meeting the regional and local planning policies relating to transport? health and experience at the heart of planning the city. All • Knight Frank: Global Cities 2017 (2016) • How will your development encourage residents to walk, cycle and useconsultation connections to public http://content.knightfrank.com/research/816/documents/en/global-cities-2017-4072.pdfnew developments should make improvements with respect transport, providing previous examples where relevant? • BRE: Home Quality Mark Technical Manual http://www.homequalitymark.com/ • What facilities are being made availableTfL to ensure London efficient freight movements Cycling and, where Design• City Standards Lab: Designing an Apartment Building for Bike Commuters (September 2016) to all ten Healthy Streets Indicators (see below) and create appropriate, the consolidation of delivery and servicing trips? http://www.citylab.com/navigator/2016/09/designing-an-apartment-building-for-bike- Healthy Streets for London, Februarycommuters/498782/ 2017 • What level of cycle parking provision would you provide for residential and commercial uses safe, accessible and appealing connections to public transport (specify number and form of cycle spaces & facilities where necessary)? • Sustrans: Fixing London’s Congestion Problem (September 2016) TfL London Car Parking Design Guidancehttp://www.sustrans.org.uk/blog/fixing-london%E2%80%99s-congestion-problem (being developed modes. Developments should be permeable and integrated • What level of car parking provision would you provide? (Numbers should be specified in terms • Urban Transport Group: Policy Futures for urban transport (September 2015), of general parking, accessible parking, car club provision and electric charging per London Plan http://www.urbantransportgroup.org/system/files/general- standards. Additionally, please confirm that levels of parking will be zero for developmentsby TfL) in docs/UTG%20%E2%80%93%20Policy%20Futures%20for%20Urban%20Transport_spreads%20final.pdfwith sustainable transport networks . Any adverse impacts from Central / Inner London and town centres; in other parts of London, parking should be minimised and not exceed 1 space per unit, unless explicitly car-club provisions). • UKGBC: Health & Wellbeing in Homes (July 2016) Refer to Local Authority guidance.http://www.ukgbc.org/sites/default/files/08453%20UKGBC%20Healthy%20Homes%20Updated%2015development on the network should be mitigated. • How would the transport and travel provision in your development benefit the health and %20Aug%20%28spreads%29.pdf wellbeing of the future residents? • West Trans, West London Cycle Parking Guidance (2016) The table opposite outlines key principles and actions which are Rev. E • Zap Map: https://www.zap-map.com/live/ 14 Promoting sustainable and active forms of travel, whether it be expected to be considered in new developments. walking, cycling, public transport or – for essential car journeys – Attractive street environments are proven to encourage active electric vehicles, can bring a wealth of benefits to developments travel and reduce dependency on polluting transport, resulting in as outlined below. a number of benefits: The Mayor’s target for 2041 is for 80 per cent of all Londoners’ • Lowered harmful emissions and improved air quality, thereby trips to be made on foot, by cycle or by public transport. In resulting in enhanced resilience against climate change order to achieve this ambitious target, the key expectations from • Creation and/or enhancement of safe environments for TfL for new developments are that they will be car free, where pedestrians, cyclists, transit users, and motorists feasible, and designed to promote active travel modes and public • Improved accessibility for older and disabled people, resulting transport use. Walking and cycling should be encouraged in line in stronger and well represented communities with the Healthy Streets Approach outlined in the MTS such that active travel becomes the norm for residents. • Support for local businesses resulting from increased footfall An increasing mobility of the population but especially Within this context, any development must also consider the commuting workers presents the opportunity to change latest statutory London Plan standards and policies, TfL guidance, habitual modes of travel. Developments should be exemplary HQM and BREEAM guidance and local borough’s planning policy.

14 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017 Transport for London’s Property Development Environmental Principles Transport – Policy overview and guidance

Key Policies and guidance Key principles Key actions Mayor of London: The London Plan (A new London Plan is due to • Improve Londoners’ experience of • Each individual street should be made into an be published in 2019) streets and allow opportunities to appealing place to walk, cycle and spend time for Mayor’s Transport Strategy (MTS) : Currently under consultation improve broader experience of the everyone TfL London Cycling Design Standards whole city by impacting elements such • Provide appropriate infrastructure such as publicly Healthy Streets for London, February 2017 as air quality, safety and accessibility. available cycle parking to encourage active and TfL London Car Parking Design Guidance (being developed by TfL) • Reduce the dominance of vehicles on sustainable travel Refer to Local Authority guidance London’ streets, both moving and • Go above and beyond statutory guidance provided in stationary. the London Plan when providing cycle parking, storage and Electric Vehicle Charging Points (EVCPs) Promoting sustainable and active forms of travel, whether it be walking, cycling, public transport or – • Provide appropriate facilities to encourage efficient for essential car journeys – electric vehicles, can bring a wealth of benefits to developments as deliveries and servicing, including consolidation outlined below. Healthy and Streets Healthy People

The Mayor’s target for 2041 is for 80 per cent of all Londoners’ trips to be made on foot, by cycle or • Easy to use and accessible public • Provide safe pedestrian and cycling routes following by public transport. In order to achieve this ambitious target, the key expectations from TfL for new transport system is an essential part of the Healthy Streets Approach considering lighting developments are that they will be car free, where feasible, and designed to promote active travel the Healthy Streets Approach design, defined crossing points and defined footpaths. modes and public transport use. Walking and cycling should be encouraged in line with the Healthy • Provide most efficient and affordable Applicable on-site but also connections to public Streets Approach outlined in the MTS such that active travel becomes the norm for residents. options for journeys that are either transport transport transport experience

A goodA public impractical or too long to walk or An increasing mobility of the population but especially commuting workers presents the opportunity cycle to change habitual modes of travel. Developments should be exemplary and innovatively designed to • Using the Healthy Streets Approach • Enhance existing walking and cycling routes and public minimise or alleviate the need for car parking provision, whilst providing the necessary facilities and to plan new developments around transport connections around new development infrastructure to encourage the use of walking, cycling and public transport. The Healthy Streets walking and cycling for local trips and • Provide publicly available cycle parking around new Approach puts human health and experience at the heart of planning the city. All new developments public transport for longer ones will development should make improvements with respect to all ten Healthy Streets Indicators (see below) and createKey Principles help people to Keylive activeActions and healthy • Go above and beyond statutory guidance provided in safe, accessible and appealing connections to public transport modes. Developments• should Improve Londoners’ be experience of •lives Each individual street should be made into an the London Plan when providing cycle parking, permeable and integrated with sustainable transport networks . Any adverse impactsstreets from and allow opportunities to • Goodappealing growth place toresults walk, cyclefrom and inclusive spend time for storage and EVCPs development on the network should be mitigated. improve broader experience of the higheveryone density mixed use developments • New shopping areas and community facilities should whole city by impacting elements •that Provide have appropriate good access infrastructure to public such as publicly by easily accessible by low or zero emissions such as air quality, safety and available cycle parking to encourage active and transport, are car free and car lite, transport The table opposite outlines key principles and actions which are expected to be consideredaccessibility. in new sustainable travel • Reduce the dominance of vehicles •encourage Go above and active beyond and statutory carbon-free guidance provided • Communal facilities for rapid recharging or hydrogen developments. New homes and jobs on London’ streets, both moving travelin the Londonand have Plan efficient when providing freight cycle parking, refuelling facilities should be made available to the and stationary. storage and Electric Vehicle Charging Points (EVCPs)

Healthy People Healthy strategies wider public • Provide appropriate facilities to encourage efficient Healthy Streets and Streets Healthy • In some places, provision of car clubs could reduce deliveries and servicing, including consolidation the need for on-site private car parking • Easy to use and accessible public • Provide safe pedestrian and cycling routes transport system is an essential part following the Healthy Streets Approach of the Healthy StreetsAttractive Approach streetconsidering environments lighting design, are provendefined crossing to encourage points active travel and reduce dependency on polluting • Provide most efficienttransport, and resultingand defined in a number footpaths. of Applicable benefits: on-site but also connections to public transport

Public affordable options for journeys that

A Good • Lowered harmful emissions and improved air quality, thereby resulting in enhanced resilience against

Transport Transport are either impractical or too long to walk or cycle climate change • Creation and/or enhancement of safe environments for pedestrians, cyclists, transit users, and motorists • Using the Healthy Streets Approach • Enhance existing walking and cycling routes to plan new developments• Improved around accessibilityand public transport for connections older and around disabled new people, resulting in stronger and well represented walking and cycling for localcommunities trips development and public transport• forSupport longer ones for • localProvide businesses publicly available resulting cycle parking from around increased footfall will help people to live active and new development healthy lives Within this context, any development must also consider the latest statutory London Plan standards and • Go above and beyond statutory guidance provided • Good growth resultspolicies, from TfL guidance,in the London HQM Plan and when BREEAM providing cycle guida parking,nce and local borough’s planning policy. Rev. E inclusive high density mixed use storage and EVCPs developments that have good • New shopping areas and community facilities 12 access to public transport, are car should by easily accessible by low or zero free and car lite, encourage active emissions transport and carbon-free travel and have efficient freight strategies • Communal facilities for rapid recharging or hydrogen refuelling facilities should be made New Homes and Jobs New available to the wider public • In some places, provision of car clubs could reduce the need for on-site private car parking

15 Transport for London’s Property Development Environmental Principles

Transport – Best practices TfL: London Cycling Design Standards Safe and accessible cycle parking Well managed and secure publicly accessible Think about the resident’s journey: infrastructure should be located in attractive cycle parking should be provided especially • Safe pedestrian route from cycle path to the cycle storage and appropriate locations around public transport interchanges • Safe route from the storage to the entrance of the home.

Excellent public transport connections can support high density developments and discourage car use.

About 15% of people over the age of 18 cycle more than once a week. “ CyclingUK, 2016” Innovative Cycle Storage Raising Awareness Incorporate private, secure A residents’ app or website could be used to disseminate information on local public transport Transport for London’s Property Development Environmentalindoor cycle parking. Principles facilities, group cycling routes, car sharing or car club options – could be part of a wider Green Cycle storage should be Travel Plan. Transport for London’s Property Development Environmentalsecure, Principlessheltered, adequately lit with convenient access to Transport – Best practices the street.TfL: Combining London Cycling Design Standards Construction Logistics & Cyclist Safety (CLOCS) biophilia with cycle storage TfL: London Cycling Design StandardsSafe and accessible cycle parking Well managed and secure publicly accessibleCLOCS aims to revolutionise the management of work related road risk Transport – Best practices infrastructure should be located in attractive cycle parking should be provided especially and ensures a road safety culture is embedded across the construction Think about the resident’s journey: industry. • Safe pedestrian route from cycle path to the cycle storage Safe and accessible cycle parkingand appropriate locationsWell managed and securearound publicly public transport accessible interchanges Transport for London’s Property Development Environmental Principles • Safe route from the storage to the entrance of the home.infrastructure shouldCycle be MOT’s located in attractive cycle parking should be provided especially Think about the resident’s journey: Sustrans Guidance Transport – Assessment criteria and appropriate locations around public transport interchanges • Safe pedestrian route from cycle path to the cycle storage Selected References Provide residents with bike maintenance facilities. For • Safe route from the storage to the entranceExcellent of the public home. transport connections can support• Mayor of London: The Mayor’s Transport Strategy (consultation draft) June 2017 Sustrans identifies the following priorities in order to reduce London’s congestion problem: • Mayor of London: The London Plan (Chapter 6) https://www.london.gov.uk/what-we-example, the developers at Kings Cross haveThink organised about free the resident’s journey: do/planning/london-plan/current-london-plan/london-plan-chapter-six-londons-transport • Rule out new roads. Is your development ‘road free’? high density developmentsHow will you actively embedand discourage the Healthy car use. monthly Bike MOTs. It is becoming increasingly common Streets approach and include sustainable • Mayor of London: Parking Standards Minor Alterations to the London Plan (March, 2016) • Safe pedestrian route from cycle path to the cycle storage • Continue to invest in space for more efficient modes of transport space for buses, cycling and https://www.london.gov.uk/sites/default/files/parking_standards_malp_for_publication_7_april_2016.for developers to provide bike maintenance sheds, modesTransport: of transport as part of the Bestpdf practices walking. Does your development facilitate alternative forms of transport? About 15% of people over the agedevelopment? of 18 cycle more than once a week.• Mayor of London: The Sustainable Design and Construction (April 2014) particularly •for Safe commercial route uses. from the storage to the entrance of the home. Excellent public transport connections can support https://www.london.gov.uk/what-we-do/planning/implementing-london-plan/supplementary-planning- • Work together as a team. How will your development aim to minimise the impact on traffic. guidance/sustainable-design-and#Stub-101125 Guidance CyclingUK, 2016 “ • Mayor of London: TfL’s” role in promoting health in London (September 2016) high density developments and discourage car use. https://www.london.gov.uk/about-us/london-assembly/london-assemblys-current-investigations/tfls- The assessment criteria will be based on how the following issues are role-promoting-health-london Electric Cars addressed: Innovative Cycle Storage Innovative Cycle Storage • TfL: Healthy Streets for London (2017) http://content.tfl.gov.uk/healthy-streets-for-london.pdfCyclist Facilities for Commercial Areas • How will your development deliver improvements with respect to the ten Healthy Streets • TfL: London Cycling Design Standards (2014) http://content.tfl.gov.uk/lcds-chapter8-cycleparking.pdf indicators? Cyclist Facilities for Commercial Areas About 15% of people over the age of 18 cycle more than once a week. • TfL: Delivery and Servicing Plans Guidance: http://content.tfl.gov.uk/delivery-and-servicing-plans.pdfRaising Awareness In a new residential development in Isleworth, a • How will your development assist in delivering the achievement of a zero-carbon city by 2050? • TfL: Construction Logistics Plan Guidance (July 2017): http://content.tfl.gov.uk/construction-logistics-Best Practice Guidance for cyclist total of 16 double outlets are being installed plan-guidance.pdf Best Practice Guidance for cyclist facilities for retail spaces: Incorporate private, secure • CyclingUK,How will your development improve2016 connections to existing walking and cycling routes and A residents’ app or website could be used to disseminate information on local public transport public transport connections? ” • TfL: Transport Assessment Guidance (2006) http://content.tfl.gov.uk/transport-assessment-guidance-facilities for retail spaces: covering 31 apartments. Each charging point has “ • 1 shower for every 10 cycle spaces (provision for both 2006.pdf indoor cycle parking. • How does your development conform with the MTS objectives, policies and proposals? facilities, group cycling routes, car sharing or car club options – could be part of a wider Green • Royal Society for Public Health: Health in a Hurry (August 2016)male https://www.rsph.org.uk/our- & female) a unique key, meaning every flat has its own work/policy/championing-the-publics-health/health-in-a-hurry.html • 1 shower for every 10 cycle Cycle storage should be • What is your approach to meeting the regional and local planning policies relating to transport? Travel Plan. dedicated charging socket. These all have an • Knight Frank: Global Cities 2017 (2016) • Changing areas mustspaces include (provision space to hang for and both store male Innovative Cycle Storage secure, sheltered, adequately • How will your development encourage residents to walk, cycle and use connections to public http://content.knightfrank.com/research/816/documents/en/global-cities-2017-4072.pdf transport, providing previous examples where relevant? equipment while changing / showering individually metered supply so that the landlord •RaisingBRE: Home Quality AwarenessMark Technical Manual http://www.homequalitymark.com/ & female) lit with convenient access to • What facilities are being made available to ensure efficient freight movements and, where • City Lab: Designing an Apartment Building for Bike Commuters• Include (September 2016) lockers – equal provision to number of cycle can charge each flat for their consumption. appropriate, the consolidation of delivery and servicing trips? http://www.citylab.com/navigator/2016/09/designing-an-apartment-building-for-bike-Construction Logistics & Cyclist Safety (CLOCS) the street. Combining commuters/498782/ • Changing areas must include • What level of cycle parking provision would you provide for residential and commercial uses spaces. Incorporate private, secure • Sustrans:A residents’ Fixing London’s Congestion app Problem (Septemberor website 2016) could be used to disseminate information on local public transport (specify number and form of cycle spaces & facilities where necessary)? space to hang and store ZAP MAP pin points UK wide electric charging points. Providing useful information for tenants biophilia with cycle storage http://www.sustrans.org.uk/blog/fixing-london%E2%80%99s-congestion-problemCLOCS aims to revolutionise the management of work related road risk indoor cycle parking. • What level of car parking provision would you provide? (Numbers should be specified in terms • Urbanfacilities, Transport Group: Policygroup Futures for urbancycling transport (September routes, 2015), car sharing or car club options – could be part of a wider Green of general parking, accessible parking, car club provision and electric charging per London Plan http://www.urbantransportgroup.org/system/files/general- equipment while changing / showering will promote electric car usage. standards. Additionally, please confirm that levels of parking will be zero for developments in docs/UTG%20%E2%80%93%20Policy%20Futures%20for%20Urban%20Transport_spreads%20final.pdfand ensures a road safety culture is embedded across the construction Cycle storage should be Central / Inner London and town centres; in other parts of London, parking should be Rev. E • IncludeTravel lockers Plan. – equal provision to number of cycle spaces. minimised and not exceed 1 space per unit, unless explicitly car-club provisions). • UKGBC: Health & Wellbeing in Homes (July 2016) industry. http://www.ukgbc.org/sites/default/files/08453%20UKGBC%20Healthy%20Homes%20Updated%2015 13 Incorporate private, secure indoor cycle%20Aug%20%28spreads%29.pdf parking. secure, sheltered, adequately • How would the transport and travel provision in your development benefit the health and wellbeing of the future residents? • West Trans, West London Cycle Parking Guidance (2016) lit with convenient access to Cycle MOT’s Rev.Cycle E storage should be secure, sheltered,• Zap Map: https://www.zap-map.com/live/ adequately lit Sustrans14 Guidance the street. Combining with convenient access to the street.Construction Combining Logistics biophilia & Cyclist Safety (CLOCS) Provide residents with bikewith maintenance cycle storage.facilities. For Sustrans identifies the following priorities in order to reduce London’s congestion problem: biophilia with cycle storage example, the developers at Kings Cross have organised free CLOCS aims to revolutionise the management of work related road risk • Rule out new roads. Is your development ‘road free’? monthly Bike MOTs. It is becoming increasingly common and ensures a road safety culture• Continue is embedded to invest in across space for the more construction efficient modes of transport space for buses, cycling and for developers to provide bike maintenance sheds, walking.industry.SustransDoes yourGuidance development facilitate alternative forms of transport? particularly for commercial uses. • WorkSustrans together as identifies a team. How willthe your following development aimpriorities to minimise thein impact order on tore- traffic. Cycle MOT’s duce London’s congestion problem: Cycle MOT’s Electric Cars Sustrans Guidance • Rule out new roads. Is your development ‘road free’? Cyclist Facilities for Commercial Areas Provide residents with bike maintenance facilities. For Provide residentsSustrans with bike identifies maintenance the following priorities• Continue in order to invest to reduce in space London’s forIn a more newcongestion residential efficient problem: development modes in of Isleworth, a example, the developers at Kings Cross have organisedBest Practice free Guidance for cyclist facilities for retail spaces:facilities. For example, the developers at total of 16 double outlets are being installed • Rule out new roads. Is your developmenttransport ‘road space free’? for buses, cycling and walking. Does your monthly Bike MOTs. It is becoming increasingly• common1 shower for every 10 cycle spaces (provision for Kingsboth Cross have organised free month- development facilitate alternativecovering forms 31 of apartments. transport? Each charging point has male & female) ly Bike MOTs. It •is becomingContinue toincreasing invest in- space for more efficient modes of transporta unique space key, for meaning buses,cycling every flat and has its own for developers to provide bike maintenance sheds, • Work together as a team. How will your development aim to • Changing areas must include space to hang and storely common for developerswalking. Does to provide your development facilitate alternative forms of transport?dedicated charging socket. These all have an particularly for commercial uses. minimise the impact on traffic. equipment while changing / showering bike maintenance• sheds,Work particularly together as for a team. How will your development aim to minimiseindividually the impact metered on traffic. supply so that the landlord • Include lockers – equal provision to number of cyclecommercial uses. can charge each flat for their consumption. spaces. Electric Cars ZAP MAP pin points UK wide electric charging points. Providing useful information for tenants will promote electric car usage. Cyclist Facilities for Commercial Areas Rev. E In a new residential development in Isleworth, a 13 Best Practice Guidance for cyclist facilities for retail spaces: total of 16 double outlets are being installed • 1 shower for every 10 cycle spaces (provision for both 16 Tfl Property Development:covering Environmental 31 apartments. Principles for Each Tfl chargingDevelopment point Partners has - October 2017 male & female) a unique key, meaning every flat has its own • Changing areas must include space to hang and store dedicated charging socket. These all have an equipment while changing / showering individually metered supply so that the landlord • Include lockers – equal provision to number of cycle can charge each flat for their consumption. spaces. ZAP MAP pin points UK wide electric charging points. Providing useful information for tenants will promote electric car usage. Rev. E 13 Transport for London’s Property Development Environmental Principles

Excellent public transport connections can support TfL: London Cycling Design Standards high density developments and discourage carTransport use. – Best practices Safe and accessible cycle parking Well managed and secure publicly accessible About 15% of people over the age of 18 cycle more than once a week. Think about the resident’s journey: infrastructure should be located in attractive cycle parking should be provided especially and appropriate locations around public transport interchanges CyclingUK, 2016 • Safe pedestrian route from cycle path to the cycle storage “ ” • Safe route from the storage to the entrance of the home.

Innovative Cycle Storage Excellent public transport connections can support high density developmentsRaising and discourageAwareness car use. Incorporate private, secure About 15% of people over the age of 18 cycleA residents’ more than once app a orweek. website could be used to disseminate information on local public transport CyclingUK, 2016 indoor cycle parking. “ Excellent public transportfacilities, connections group cycling can support routes, ”high car sharing or car club optionsAbout – 15% could of peoplebe part overof a widerthe age Green of 18 Cycle storage should be density developments and discourage car use. Travel Plan. Innovative Cycle Storage cycle“ more than once a week. CyclingUK, 2016 secure, sheltered, adequately Raising Awareness TransportlitTransport with convenient for London’s for access London’s to Property Property Development Development Environmental Environmental Principles Principles ” Incorporate private, secure TfL: London CyclingConstruction Design Standards Logistics & Cyclist Safety (CLOCS)ConstructionA residents’ appLogistics or website & Cyclist could Safetybe used (CLOCS)to disseminate information on local public transport the street. Combining indoor cycle parking. facilities, group cycling routes, car sharing or car club options – could be part of a wider Green biophilia with cycle storage Cycle storage should be Safe and accessible cycle Well managed and secure CLOCS aims to revolutionise Travel Plan. TransportTransport – Best – practices Best practices secure, sheltered,TfL: London adequatelyTfL: Cycling London parking Design Cycling infrastructure Standards DesignCLOCS Standards should aims topublicly revolutionise accessible the manacyclegement ofthe work management related road of riskwork lit with convenient access to be located in attractiveand ensures and a parkingroad safety should culture be provided is embedded relatedacross road the constructionrisk and ensures a appropriate locations. Wellespecially managedWell and managedaround secure and publiclypublic secure accessible publiclyConstruction roadaccessible safety cultureLogistics is & embedded Cyclist Safety (CLOCS) the street. CombiningSafe and accessibleSafe and cycleaccessible parking cycle parking industry. infrastructureinfrastructure should be locatedshould bein attractivelocated in attractivecycletransport parking cycle should interchanges. parking be providedshould be especially provided especiallyacross the construction industry. Think aboutThink the resident’s about the journey: resident’s journey: biophilia with cycle storage CLOCS aims to revolutionise the management of work related road risk around publicaround transport public interchanges transport interchanges • Safe pedestrian• Safe pedestrianroute from route cycle frompath tocycle the path cycle to storage the cycle storage and appropriateand appropriate locations locations and ensures a road safety culture is embedded across the construction Cycle MOT’s • Safe route• fromSafe route the storage from the to thestorage entrance to the of entrance the home. of the home. Sustrans Guidance industry. Provide residents with bike maintenance facilities. For Cycle MOT’s Excellent publicExcellent transport public connections transport connections can support can support Sustrans identifies the following priorities in orderElectricSustrans to Cars reduce Guidance London’s congestion problem: example, the developershigh densityhigh developmentsat densityKings developmentsCross and discouragehave andorganised discouragecar use. free car use. Provide residents with bike maintenance facilities.• RuleFor out new roads. Is your development ‘roadSustrans free’? identifies the following priorities in order to reduce London’s congestion problem: monthly Bike MOTs. It is becoming increasingly common example, the developers at Kings Cross have organised free In a new residential development in Isleworth, a total of • Continue to invest in space for more efficient• Rule modes out new of roads. transportIs your development space for ‘road buses, free’? cycling and About 15%About of people 15% over of people the age over of 18the cycleage of more 18 cyclethan moreonce athan week. once a week. monthly Bike MOTs. It is becoming increasingly common 16 double outlets are being installed covering 31 apartments. for developers to provide bike maintenance sheds, •EachContinue charging to invest point in hasspace a for unique more efficient key, meaning modes of every transport flat space for buses, cycling and CyclingUK, CyclingUK,2016 2016 for developers to provide bike maintenance sheds,walking. Does your development facilitate alternative forms of transport? “ “ particularly for commercial uses. ” ” haswalking. its ownDoes dedicated your development charging facilitate socket. alternative These forms all of have transport? an particularly for commercial uses. • Work together as a team. How will your development•individuallyWork together aim metered to as minimise a team. supplyHow the so will impactthat your the development on landlord traffic. aim can to minimisecharge the impact on traffic. Innovative InnovativeCycle Storage Cycle Storage each flat for their consumption. Raising AwarenessRaising Awareness Electric Cars Electric Cars ZAP MAP pin points UK wide IncorporateIncorporate private, secure private, secure Cyclist FacilitiesA residents’ for CommercialA app residents’ or website appAreas orcould website be used could to bedisseminate used to disseminate information information on local public on local transport public transport Cyclist Facilities for Commercial Areas electricIn a new residentialcharging development in Isleworth, a indoor cycleindoor parking. cycle parking. Best Practicefacilities, Guidance groupfacilities, for cycling Raisingcyclist group routes, facilities Awarenesscycling car for routes,sharing retail spaces:caror casharingr club oroptions car club – could options be –part could of abe wider part Greenof a wider In Green a new residential developmentpoints.total in Isleworth, of 16Providing double a outlets are being installed Cycle storageCycle should storage be should be • 1 shower for every 10 cycle spaces (provision forTravel both Plan.Travel Plan. usefulcovering information 31 apartments. Each charging point has Best Practice Guidance for cyclist facilities for retail spaces: A residents’ app or website could be used to disseminate total of 16 double outlets are being installed secure, sheltered,secure, adequatelysheltered, adequately fora unique tenants key, meaningwill every flat has its own male & female) information on local public transport facilities, group cycling covering 31 apartments. Each charging point has • 1 shower for every 10 cycle spaces (provision for both promotededicated chargingelectric socket. These all have an lit with convenientlit with convenientaccess to access to • Changing areas must includeroutes, space carto hang sharing and store or car club options – could be part of a ConstructionConstruction Logistics & Logistics Cyclist Safety& Cyclist (CLOCS) Safety (CLOCS) a unique key, meaning every flatcarindividually has usage. its metered own supply so that the landlord the street. Combiningthemale street. & Combining female) equipment while changing wider/ showering Green Travel Plan. can charge each flat for their consumption. biophilia withbiophilia• cycleChanging storage with cycle areas storage must include space to hang and store • IncludeCLOCS lockers aimsCLOCS – to equal revolutionise provisionaims to revolutionise to the number mana gementof the cycle mana of workgement related of work road related risk road risk dedicated charging socket. These all have an spaces. equipment while changing / showering and ensuresand a road ensures safety a road culture safety is embedded culture is embeddedacross the constructionacross the construction ZAPindividually MAP pin points metered UK wide supply electric charging so that po theints. Providing landlord useful information for tenants • Include lockers – equal provision to number of cycle industry. industry. can charge each flat forwill their promote consumption. electric car usage. spaces. Rev. E Cycle MOT’sCycle MOT’s ZAP MAP pin points UK wide electric charging points. Providing useful information for tenants 13 Sustrans GuidanceSustrans Guidance 17 will promote electric car usage. Provide residentsProvide with residents bike maintenance with bike maintenance facilities. For facilities. For Sustrans identifiesSustrans the identifies following the priorities following in priorities order to in reduce order London’s to reduce congestion London’s congestion problem: problem: example, theexample, developers the developersat Kings Cross at Kings have Cross organised have free organised free Rev. E • Rule out• newRule roads. out newIs your roads. developmentIs your development ‘road free’? ‘road free’? monthly Bikemonthly MOTs. Bike It is MOTs. becoming It is increasingly becoming increasingly common common • Continue• toContinue invest in to space invest for in more space efficient for more modes efficient of transport modes of space transport for buses, space cycling for buses, and cycling and 13 for developersfor developersto provide tobike provide maintenance bike maintenance sheds, sheds, walking. Doeswalking. your developmentDoes your development facilitate alternative facilitate forms alternative of transport? forms of transport? particularlyparticularly for commercial for commercial uses. uses. • Work together• Work as together a team. How as a team.will yourHow development will your development aim to minimise aim to the minimise impact on the traffic. impact on traffic.

Electric CarsElectric Cars

Cyclist FacilitiesCyclist for Facilities Commercial for Commercial Areas Areas In a new residentialIn a new residential development development in Isleworth, in a Isleworth, a Best PracticeBest Guidance Practice for Guidance cyclist facilitiesfor cyclist for facilities retail spaces: for retail spaces: total of 16total double of 16 outlets double are outlets being are installed being installed • 1 shower• for1 shower every 10 for cycle every spaces 10 cycle (provision spaces for(provision both for both covering 31covering apartments. 31 apartments. Each charging Each point charging has point has male & female)male & female) a unique key,a unique meaning key, every meaning flat every has its flat own has its own • Changing• areasChanging must areasinclude must space include to hang space and to store hang and store dedicateddedicated charging socket. charging These socket. all These have an all have an equipment equipmentwhile changing while / showeringchanging / showering individuallyindividually metered supply metered so that supply the so landlord that the landlord • Include lockers• Include – equal lockers provision – equal to provision number toof numbercycle of cycle can chargecan each charge flat for each their flat consumption. for their consumption. spaces. spaces. ZAP MAP pinZAP points MAP UKpin widepoints electric UK wide charging electric po chargingints. Providing points. useful Providing information useful information for tenants for tenants will promotewill electric promote car electric usage. car usage. Rev. E Rev. E 13 13 Transport for London’s Property Development Environmental Principles Transport – Assessment criteria Selected References • Mayor of London: The Mayor’s Transport Strategy (consultation draft) June 2017 • Mayor of London: The London Plan (Chapter 6) https://www.london.gov.uk/what-we- How will you actively embed the Healthy do/planning/london-plan/current-london-plan/london-plan-chapter-six-londons-transport Streets approach and include sustainable • Mayor of London: Parking Standards Minor Alterations to the London Plan (March, 2016) https://www.london.gov.uk/sites/default/files/parking_standards_malp_for_publication_7_april_2016. modesTransport: of transport as part of the Assessmentpdf criteria development? • Mayor of London: The Sustainable Design and Construction (April 2014) https://www.london.gov.uk/what-we-do/planning/implementing-london-plan/supplementary-planning- guidance/sustainable-design-and#Stub-101125 Guidance • Mayor of London: TfL’s role in promoting health in London (September 2016) https://www.london.gov.uk/about-us/london-assembly/london-assemblys-current-investigations/tfls- The assessment criteria will be based on how the following issues are role-promoting-health-london addressed: • TfL: Healthy Streets for London (2017) http://content.tfl.gov.uk/healthy-streets-for-london.pdf• What level of car parking provision would you provide? Guidance• How will your development deliver improvements with respect to the ten Healthy Streets • TfL: London Cycling Design Standards (2014) http://content.tfl.gov.uk/lcds-chapter8-cycleparking.pdf indicators? • TfL: Delivery and Servicing Plans Guidance: http://content.tfl.gov.uk/delivery-and-servicing-plans.pdf(Numbers should be specified in terms of general parking, The• How will assessment your development assist in delivering criteria the achievement of will a zero-carbon be city by based 2050? on• TfL: Constructionhow Logisticthes Plan following Guidance (July 2017): http://content.tfl.gov.uk/construction-logistics- plan-guidance.pdf • How will your development improve connections to existing walking and cycling routes and accessible parking, car club provision and electric charging per issuespublic transport are connections? addressed: • TfL: Transport Assessment Guidance (2006) http://content.tfl.gov.uk/transport-assessment-guidance- 2006.pdf London Plan standards. Additionally, please confirm that levels • How does your development conform with the MTS objectives, policies and proposals? • Royal Society for Public Health: Health in a Hurry (August 2016) https://www.rsph.org.uk/our- • How will your development deliver improvementswork/policy/championing-the-publics-health/health-in-a-hurry.html with • What is your approach to meeting the regional and local planning policies relating to transport? of parking will be zero for developments in Central / Inner • Knight Frank: Global Cities 2017 (2016) • Howrespect will your development to encourage the residents ten to walk, Healthy cycle and use connections Streets to public indicators?http://content.knightfrank.com/research/816/documents/en/global-cities-2017-4072.pdf transport, providing previous examples where relevant? London and town centres; in other parts of London, parking • BRE: Home Quality Mark Technical Manual http://www.homequalitymark.com/ •• WhatHow facilities are will being made your available to ensuredevelopment efficient freight movements and, assistwhere in delivering• City Lab: Designing an Apartment the Building for Bike Commuters (September 2016) should be minimised and not exceed 1 space per unit, unless appropriate, the consolidation of delivery and servicing trips? http://www.citylab.com/navigator/2016/09/designing-an-apartment-building-for-bike- achievement of a zero-carbon city by 2050?commuters/498782/ • What level of cycle parking provision would you provide for residential and commercial uses explicitly car-club provisions). (specify number and form of cycle spaces & facilities where necessary)? • Sustrans: Fixing London’s Congestion Problem (September 2016) http://www.sustrans.org.uk/blog/fixing-london%E2%80%99s-congestion-problem •• WhatHow level of car will parking provision your would youdevelopment provide? (Numbers should be specified improve in terms connections• Urban Transport Group: Policy Futuresto forexisting urban transport (September 2015), • How would the transport and travel provision in your of general parking, accessible parking, car club provision and electric charging per London Plan http://www.urbantransportgroup.org/system/files/general- standards.walking Additionally, pleaseand confirm cycling that levels of parking routes will be zero for developmentsand public in transportdocs/UTG%20%E2%80%93%20Policy% connections?20Futures%20for%20Urban%20Transport_spreads%20final.pdfdevelopment benefit the health and wellbeing of the future Central / Inner London and town centres; in other parts of London, parking should be minimised and not exceed 1 space per unit, unless explicitly car-club provisions). • UKGBC: Health & Wellbeing in Homes (July 2016) • How does your development conform http://www.ukgbc.org/sites/dwith the MTSefault/files/08453%20UKGBC%20Healthy%20Homes%20Updated%2015 objectives, residents? • How would the transport and travel provision in your development benefit the health and %20Aug%20%28spreads%29.pdf wellbeingpolicies of the future residents? and proposals? • West Trans, West London Cycle Parking Guidance (2016) Rev. E • Zap Map: https://www.zap-map.com/live/ • What is your approach to meeting the regional and local 14 planning policies relating to transport? • How will your development encourage residents to walk, cycle and use connections to public transport, providing previous examples where relevant? • What facilities are being made available to ensure efficient freight movements and, where appropriate, the consolidation of delivery and servicing trips? • What level of cycle parking provision would you provide for residential and commercial uses (specify number and form of cycle spaces & facilities where necessary)?

How will you actively embed the Healthy Streets approach and include sustainable modes of transport as part of the development?

18 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

Selected References hurry.html Mayor of London: The Mayor’s Transport Strategy (consultation draft) June Knight Frank: Global Cities 2017 (2016) http://content.knightfrank.com/ 2017 research/816/documents/en/global-cities-2017-4072.pdf Mayor of London: The London Plan (Chapter 6) https://www.london.gov.uk/ BRE: Home Quality Mark Technical Manual http://www.homequalitymark.com/ what-we-do/planning/london-plan/current-london-plan/london-plan-chapter- City Lab: Designing an Apartment Building for Bike Commuters (September six-londons-transport 2016) http://www.citylab.com/navigator/2016/09/designing-an-apartment- Mayor of London: Parking Standards Minor Alterations to the London Plan building-for-bike-commuters/498782/ (March, 2016) https://www.london.gov.uk/sites/default/files/parking_standards_ Sustrans: Fixing London’s Congestion Problem (September 2016) http://www. malp_for_publication_7_april_2016.pdf sustrans.org.uk/blog/fixing-london%E2%80%99s-congestion-problem Mayor of London: The Sustainable Design and Construction (April 2014) Urban Transport Group: Policy Futures for urban transport (September 2015), https://www.london.gov.uk/what-we-do/planning/implementing-london-plan/ http://www.urbantransportgroup.org/system/files/general-docs/UTG%20 supplementary-planning-guidance/sustainable-design-and#Stub-101125 %E2%80%93%20Policy%20Futures%20for%20Urban%20Transport_spreads%20 Mayor of London: TfL’s role in promoting health in London (September 2016) final.pdf https://www.london.gov.uk/about-us/london-assembly/london-assemblys- UKGBC: Health & Wellbeing in Homes (July 2016) http://www.ukgbc.org/sites/ current-investigations/tfls-role-promoting-health-london default/files/08453%20UKGBC%20Healthy%20Homes%20Updated%2015%20 TfL: Healthy Streets for London (2017) http://content.tfl.gov.uk/healthy-streets- Aug%20%28spreads%29.pdf for-london.pdf West Trans, West London Cycle Parking Guidance (2016) TfL: London Cycling Design Standards (2014) http://content.tfl.gov.uk/lcds- Zap Map: https://www.zap-map.com/live/ chapter8-cycleparking.pdf TfL: Delivery and Servicing Plans Guidance: http://content.tfl.gov.uk/delivery- and-servicing-plans.pdf TfL: Construction Logistics Plan Guidance (July 2017): http://content.tfl.gov.uk/ construction-logistics-plan-guidance.pdf TfL: Transport Assessment Guidance (2006) http://content.tfl.gov.uk/transport- assessment-guidance-2006.pdf Royal Society for Public Health: Health in a Hurry (August 2016) https://www. rsph.org.uk/our-work/policy/championing-the-publics-health/health-in-a-

19 Transport for London’s Property Development Environmental Principles Comfort – Policy overview and guidance

Key Policies Building Regulations Part L1A & L2A Mayor of London: The London Plan (Policy 5.9) The London Plan and Building regulations contain specific policies and Comfort:Refer to Local Authority guidance Policystandards foroverview thermal comfort, which should be met or exceeded. Theand guidance following sources of guidance may also be helpful in achieving high standards.

Designing and creating comfortable homes for present and future occupants is paramount in modern building design. TfL supports this approach and wants to ensure that ambitious and innovative design Relevant Home Quality Mark / Other Standards and Guidance and specification is adopted to mitigate the causes of overheating within both commercial and BREEAM Guidance residential developments. Residential and commercial projects CIBSE Guide A comfortable conditions in the winter, care must be taken Comfort should be a priority in the design of new homes, Suitable daylight, comfortable temperatures can gain credits through A metric used to determine and quiet dwellings are high on requirements for ideal homes. KEY POLICIES undertaking Dynamic Thermal thermal comfort levels for Modelling and demonstrating mechanically ventilated buildings. to ensure the design and specification does not exacerbate It is widely predicted that climate change will lead to an increase of average temperatures as well as compliance with CIBSE Guide A / Building Regulations Part L1ATM52 where & relevant. L2A CIBSE TM52 frequency and severity of hot spells across the country. Combined with increased urbanisation and problems with overheating of dwellings. population it is clear that mitigating the effects of overheating should be a key consideration during Similar to Guide A, TM52 provides the design and specification of new homes. a metric to determine thermal Mayor of London: The London Plan (Policy 5.9)comfort but for ‘free running Historically, heat has been lost from dwellings in an uncontrolled manner as a result of low thermal buildings’ i.e. naturally ventilated Within commercial areas, the common specification of performance (e.g. low levels of insulation, singleRefer glazing and to exfiltration Local through the Authority building fabric). guidance buildings With the drive to produce energy efficient, airtight buildings, which generally creates very mechanical cooling negates concerns of overheating. comfortable conditions in the winter, care must be taken to ensure the design and specification does Where a mixed mode strategy not exacerbate problems with overheating of dwellings. (mechanical and natural ventilation) is to be used, assessment against Nevertheless, a design conscious of the risk of overheating (in line Within commercial areas, the common specification of mechanical cooling negates concerns of both criteria is encouraged. overheating. Nevertheless, a design conscious of the risk of overheating (in line with the cooling with the cooling hierarchy) within office areas is encouraged, such hierarchy)Designing within office areas and is encouraged, creating such that energy consumptioncomfortable from comfort cooling ishomes for present and minimised.future occupants is paramount in modern building design. TfL that energy consumption from comfort cooling is minimised. Whilst checks for overheating and limiting the effect of solar heat gain are included within Building Regulations, Mayoral policies advocate for assessment and analysis in greater detail, in addition consideringsupports implications of climatethis change approach and urban heat island effects and (which Buildingwants Regulations to do ensure that ambitious and Whilst checks for overheating and limiting the effect of solar not). This will result in a more robust approach to minimise the risk of over overheating impacting on newinnovative homes. design and specification is adopted to mitigate the heat gain are included within Building Regulations, Mayoral Comfortcauses should be aof priority overheating in the design of new homes, Suitable within daylight, comfortable both temperatures commercial and residential and quiet dwellings are high on requirements for ideal homes. policies advocate for assessment and analysis in greater detail, developments.Rev. E in addition considering implications of climate change and urban 15 Comfort should be a priority in the design of new homes, heat island effects (which Building Regulations do not). This will Suitable daylight, comfortable temperatures and quiet dwellings result in a more robust approach to minimise the risk of over are high on requirements for ideal homes. overheating impacting on new homes. It is widely predicted that climate change will lead to an increase Comfort should be a priority in the design of new homes, of average temperatures as well as frequency and severity Suitable daylight, comfortable temperatures and quiet dwellings of hot spells across the country. Combined with increased are high on requirements for ideal homes. urbanisation and population it is clear that mitigating the effects of overheating should be a key consideration during the design and specification of new homes. Historically, heat has been lost from dwellings in an uncontrolled manner as a result of low thermal performance (e.g. low levels of insulation, single glazing and exfiltration through the building fabric). With the drive to produce energy efficient, airtight buildings, which generally creates very

20 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

The London Plan and Building regulations contain specific policies and standards for thermal comfort, which should be met or exceeded. The following sources of guidance may also be helpful in achieving high standards.

Relevant Home Quality Mark / BREEAM Guidance Other Standards and Guidance

Residential and commercial projects can gain credits through undertaking Dynamic CIBSE Guide A Thermal Modelling and demonstrating compliance with CIBSE Guide A / TM52 A metric used to determine thermal comfort levels for mechanically ventilated where relevant. buildings.

CIBSE TM52 Similar to Guide A, TM52 provides a metric to determine thermal comfort but for ‘free running buildings’ i.e. naturally ventilated buildings

Where a mixed mode strategy (mechanical and natural ventilation) is to be used, assessment against both criteria is encouraged.

Comfort: Policy overview and guidance (continued)

Design Guidelines to Mitigate the Risk of Fabric Overheating in Homes Enhanced insulation and subsequent low U-values, reduced thermal bridging and improved air tightness can all help to The following section outlines key elements of design that aid ensure excess heat does not enter the dwelling through the year round thermal comfort for occupants (i.e. keeping heat out fabric in summer. in summer as well as retaining heat during the winter months). Services Orientation Avoid unnecessarily increasing internal gains from poorly Ideally, homes should be designed to receive low level sun in insulated hot water storage and/or pipework. winter and block high level sun in the summer. Care should be taken to ensure occupants have a means to avoid glare. Ventilation Glazing Summer bypass mode should be available on all installed Mechanical Ventilation Heat Recovery (MVHR) units to ensure Large windows facing south or west will result in high heat gains. internal heat is expelled rather than recirculated within the This can be beneficial in winter, but should coupled with external home in summer. Refer to the Air Quality section for further shading and solar control glazing to ensure that the risk of information on ventilation design. overheating in summer is minimised. Control Thermal Mass Heating and ventilation controls should be designed with the Heavyweight materials such as brick, stone, block and concrete end user in mind, such that all controls are as easy to use and help regulate internal temperatures if they are exposed to the understand as possible. internal building areas. Combination with night time ventilation (e.g. high level openable windows) to cool the thermal mass overnight should be considered.

22 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017 Transport for London’s Property Development Environmental Principles Comfort – Policy overview and guidance

Principal Causes of Overheating

Design Guidelines to Mitigate the Risk of Overheating in Homes The following section outlines key elements of design that aid year round thermal comfort for occupants (i.e. keeping heat out in summer as well as retaining heat during the winter months).

Orientation Ideally, homes should be designed to receive low level sun in winter and block high level sun in the summer. Care should be taken to ensure occupants have a means to avoid glare.

Glazing Large windows facing south or west will result in high heat gains. This can be beneficial in winter, but Transport for London’s Property Development Environmentalshould coupled Principles with external shading and solar control glazing to ensure that the risk of overheating in summer is minimised.

Comfort – Policy overview and guidance PrincipalThermal Causes Mass of Overheating Cooling Hierarchy Heavyweight materials such as brick, stone, block and concrete help regulate internal1. Minimise temperatures internal if heat generation Cooling Hierarchy Principal Causesthey are of exposed Overheating to the internal building areas. Combination with night time ventilationthrough (e.g. high energy level efficient design i.e. openable windows) to cool the thermal mass overnight should be considered. insulated hot water storage and 1. Minimise internal heat generation through energy efficient pipework design i.e. insulated hot water storage and pipework Fabric 2. Reduce heat gains in summer Enhanced insulation and subsequent low U-values, reduced thermal bridging and improved air through passive design (orientation, 2. Reduce heat gains in summer through passive design tightness can all help to ensure excess heat does not enter the dwelling through the fabric in summer. shading, albedo, fenestration, (orientation, shading, albedo, fenestration, insulation and insulation and green roofs and walls), green roofs and walls), Services Avoid unnecessarily increasing internal gains from poorly insulated hot water3. Manage storage the and/or heat within the building 3. Manage the heat within the building through exposed pipework. through exposed internal thermal Design Guidelines to Mitigate the Risk of Overheating in Homes mass and high ceilings internal thermal mass and high ceilings The following section outlines key elements of design that aid year round thermal comfort for Ventilation 4. Passive ventilation i.e. openable occupants (i.e. keeping heat out in summer as well as retaining heat during the winter months). 4. Passive ventilation i.e. openable windows Summer bypass mode should be available on all installed Mechanical Ventilationwindows Heat Recovery (MVHR) units to ensure internal heat is expelled rather than recirculated within the home in summer. Orientation 5. Mechanical ventilation 5. Mechanical ventilation Ideally, homes should be designed to receive low level sun in winter and block high level sun in the Refer to the Air Quality section for further information on ventilation design. summer. Care should be taken to ensure occupants have a means to avoid glare. 6. Active cooling systems (ensuring 6. Active cooling systems (ensuring lowest carbon options Control lowest carbon options are are considered first) Glazing Heating and ventilation controls should be designed with the end user in mind, suchconsidered that all controls first) Large windows facing south or west will result in high heat gains. This can be beneficial in winter, but are as easy to use and understand as possible. should coupled with external shading and solar control glazing to ensure that the risk of overheating Rev. E in summer is minimised. 16 Thermal Mass Heavyweight materials such as brick, stone, block and concrete help regulate internal temperatures if they are exposed to the internal building areas. Combination with night time ventilation (e.g. high level Cooling Hierarchy openable windows) to cool the thermal mass overnight should be considered. 1. Minimise internal heat generation through energy efficient design i.e. insulated hot water storage and pipework Fabric Enhanced insulation and subsequent low U-values, reduced thermal bridging and improved air 2. Reduce heat gains in summer through passive design tightness can all help to ensure excess heat does not enter the dwelling through the fabric in summer. (orientation, shading, albedo, fenestration, insulation and 23 green roofs and walls), Services Avoid unnecessarily increasing internal gains from poorly insulated hot water storage and/or 3. Manage the heat within the building through exposed pipework. internal thermal mass and high ceilings Ventilation 4. Passive ventilation i.e. openable windows Summer bypass mode should be available on all installed Mechanical Ventilation Heat Recovery (MVHR) units to ensure internal heat is expelled rather than recirculated within the home in summer. 5. Mechanical ventilation Refer to the Air Quality section for further information on ventilation design. 6. Active cooling systems (ensuring lowest carbon options Control are considered first) Heating and ventilation controls should be designed with the end user in mind, such that all controls are as easy to use and understand as possible. Rev. E 16

Comfort: Policy overview and guidance (continued)

Daylight - The Benefits of Natural Lighting in Health Homes Sunlight is well known for many health benefits such as increasing Vitamin B and D and by boosting immune systems, Significant benefits arise from providing good daylight levels in but it has also been seen that it can improve people’s mental homes. Care should always be taken to balance the benefit of wellbeing. daylight with the risk of overheating. Appearance Maintenance Natural lighting improves the appearance of a home due to light Natural lighting can reduce the production of harmful bacteria having excellent colour qualities and organisms that can thrive in any house. The full spectrum light produced ensures that objects bathed in Environmental daylight appear to be more ‘natural’. Natural daylighting enhances

Due to daylight being a carbon free source means it could ideally the appearance of art, furnishings and clothing. be used for homes designed with larger windows so allowing more natural light to enter the home, resulting in the occupant using less electricity for lighting. Careful consideration with respect to overheating should always be made Safety The more light that enters a home the easier it makes daily tasks and can help to prevent missteps that can lead into home accidents. Economical Utilising natural light can lead to substantial energy savings, by using well fitted insulated glazing a design which maximises daylight gain should reduce the occupant’s utility bill.

24 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

25 Transport for London’s Property Development Environmental Principles Noise and Vibration – Policy overview and guidance

Key Policies Building Regulations Part E Mayor of London: The London Plan (Policy 7.15) NoiseRefer to local authority guidance and Vibration:The London Plan and Building regulationsPolicy contain specific policies and overview and guidance standards for internal and ambient noise, which should be met or exceeded. The following sources of guidance may also be helpful in achieving high standards and identifying relevant standards for vibration. Vibration is likely to Noise can interfere with sleep, rest and conversation and can lead to increased fatigue, irritability, be a more significant issue for developments above or adjacent to transport headaches and stress. Poor sound insulation between homes and neighbour result in noise issues being interchanges and stations. a common complaint issue between residents of apartment type dwellings. National surveys have reported that approximately 37% of the UK population were bothered, annoyed, or disturbed to some extent by neighbour noise.

Concern for the disturbance occurring between dwellings has led voluntary environmental assessment Discomfort arising from vibration is not a widespread issue methods such as Home Quality Mark and BREEAM to surpass the minimumKEY requirements POLICIES outlined by Home Quality Mark / BREEAM Other Standards and Guidance Building Regulations Part E. However, transfer of noise from the external environment into the Additional credits for surpassing across the United Kingdom which may explain its omission dwelling is not as well regulated. Building Regulations Building Regulations Part Erequirements. London Urban noise is a significant factor within London boroughs, many local authorities have stipulated from Building Regulations and Mayoral policies. However, with developments often target ±5dB compliance with British Standards to ensure internal ambient noise within dwellings is reduced, Dwellings increasing the comfort forMayor occupiers. of London: The London Plan (Policy 7.15) many sites situated above or near to the London Underground Noise – Between Discomfort arising from vibration is not a widesReferpread issue to across local the United Kingdom authority which may guidanceAs per BS8233 British Standard BS8233 network, it is a key consideration for TfL to address and mitigate. explain its omission from Building Regulations and Mayoral policies. However, with many sites situated 30dB(A) within bedrooms at above or near to the London Underground network, it is a key consideration for TfL to address and night time. mitigate. Akin to internal ambient noise, British Standards lead the way in specifying ranges of 35dB(A) within other habitable Akin to internal ambient noise, British Standards lead the way in acceptable levels. Whilst more difficult to mitigate the effects of vibration, innovative solutions do

Ambient rooms at all times exist.

Noise – Internal specifying ranges of acceptable levels. Whilst more difficult to AsNoise the location ofcan many TfL interfere development sites for residentialwith and sleep, commercial sites rest are alongside, and conversation and can nearby or above its transport network, surpassing British Standards requirements for supressing British Standard BS6472 mitigate the effects of vibration, innovative solutions do exist. occupant awareness and discomfort arising from internal and external noise and vibration is a key Provides ranges which might concernlead for TfL.to increased fatigue, irritability, headaches and stress. Poorresult in various probabilities of adverse comment within sound insulation between homes and neighbour result in noiseresidential buildings As the location of many TfL development sites for residential Vibration issues being a common complaint issue between residents and commercial sites are alongside, nearby or above its of apartment type dwellings. National surveys have reported transport network, surpassing British Standards requirements for supressing occupant awareness and discomfort arising from thatRev. E approximately 37% of the UK population were bothered, annoyed, or disturbed to some extent by neighbour noise. internal18 and external noise and vibration is a key concern for TfL. Concern for the disturbance occurring between dwellings has led voluntary environmental assessment methods such as Home Quality Mark and BREEAM to surpass the minimum requirements outlined by Building Regulations Part E. However, transfer of noise from the external environment into the dwelling is not as well regulated. Urban noise is a significant factor within London boroughs, many local authorities have stipulated compliance with British Standards to ensure internal ambient noise within dwellings is reduced, increasing the comfort for occupiers.

26 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

Noise and Vibration: Policy overview and guidance

The London Plan and Building regulations contain specific policies and standards for internal and ambient noise, which should be met or exceeded. The following sources of guidance may also be helpful in achieving high standards and identifying relevant standards for vibration. Vibration is likely to be a more significant issue for developments above or adjacent to transport interchanges and stations.

Home Quality Mark / BREEAM Other Standards and Guidance

Additional credits for surpassing Building Regulations requirements. London developments often target ±5dB Noise Between Between Dwellings As per BS8233 British Standard BS8233 30dB(A) within bedrooms at night time. 35dB(A) within other habitable rooms at all times Noise Internal Internal Ambient

British Standard BS6472 Provides ranges which might result in various probabilities of adverse comment within residential buildings Vibration

27 Transport for London’s Property Development Environmental Principles Comfort, Noise and Vibration – Best practice examples

Loudoun Road, Camden, London In use – an example of good material selection and design to mitigate overheating

Located near South Hampstead Station, this development utilised careful orientation, high levels of insulation, appropriate shading, good air tightness levels and system design resulting in reduced heating consumption of the homes. 10 Hanover Street, Westminster, London Innovative application of external shutters Post–Occupancy Evaluation was used to determine the design intent was executed in practice. Building fabric and MVHR systems have the ability External shading is a common mitigation method to stabilise internal temperatures and humidity Transport for London’s Property Development Environmentalon the continent, however, Principles use within the UK levels despite large external temperature remains limited. This example shows how fluctuations i.e. thermal comfort through a range of external shutters can be incorporated within the warms spells was achieved. Comfort, Noise and Vibration – Best practice examplesbuilding design to mitigate heat gain. Full height bespoke perforated shutters were fitted with the perforations featuring chevrons to emulate the militaryLoudoun history Road, of Camden,the previous London use of the building.In use – an example of good material selection and design to mitigatePaddington overheating Central, Westminster, London The building forms part of a mixed-use In use vibration mitigation measures Transport forTransport London’s for Property London’s Development Property Development Environmental Environmental Principles Principles development which also provides a new officeLocated near South Hampstead Station, this Comfort – PolicyNoise overviewand Vibration and guidance – Policy overview and guidance building and gallery development utilised careful orientation, high levels To prevent train generated ground borne of insulation, appropriate shading, good air Key Policies Key Policies Building Regulations Part L1A Building& L2A Regulations Part E vibrations from entering into the main building Mayor of London: The LondonMayor ofPlan London: (Policy The5.9) London Plan (Policy 7.15) The London Plan and Building regulations contain specific policies and Refer to local authority guidance tightness levels and system design resulting in Refer to Local AuthorityComfort, guidance Noisestandards for thermal comfort, The whichand London should Plan be andmet Building or exceeded.Vibration: regulations The contain specific policies and Best practice examples following sources of guidance maystandards also be for helpful internal in achievingand ambient high noise, standards. which should be met or exceeded. The following sources of guidance may also be helpful in achieving high structure, the acoustic consultant specified that standards and identifying relevant standards for vibration. Vibration is likely to reduced heating consumption of the homes. Noise can interfere with sleep, rest and conversation and can lead to increased fatigue, irritability, be a more significant issue for developments above or adjacent to transportSt George Wharf Tower, Lambeth, London headaches and stress. Poor sound insulation between homes and neighbour result in noise issues being interchanges and stations. Designing and creating comfortable homes for present and future occupants is paramount in modern the podium deck be isolated with a high 10a common Hanover complaint issue between residents Street, of apartment type Westminster, dwellings. National surveys have London building design. TfL supports this approach and wants to ensure that ambitious and innovative design Relevant Home Quality Mark / reported that approximately 37% of the UK population were bothered, annoyed, or disturbed to some Other Standards and Guidance and specification is adopted to mitigate the causes of overheating within both commercial and BREEAM Guidance extent by neighbour noise. Advanced solution for increasing ventilation without safety concerns residential developments. Innovative application of externalResidential and commercial shutters projects CIBSE Guide A Post–Occupancy Evaluation was used to determine performing anti-vibration material. 10 HanoverConcern Street, for the disturbance Westminster, occurring between dwellings has led voluntary London environmental assessment St George Wharf Tower, Lambeth, London Comfort should be a priority in the design of new homes, Suitable daylight, comfortable temperatures can gain credits through A metric used to determine methods such as Home Quality Mark and BREEAM to surpass the minimum requirements outlined by Home Quality Mark / BREEAM Other Standards and Guidance and quiet dwellings are high on requirements for ideal homes. undertaking Dynamic Thermal thermal comfort levels for InnovativeBuilding application Regulations Part E. However, of external transfer of noise from shutters the external environmentModelling into the and demonstrating Additionalmechanically credits ventilated for surpassing buildings. Advanced solution for increasing ventilation without safety concerns dwelling is not as well regulated. the design intent was executed in practice. It is widely predicted that climate change will lead to an increase of average temperatures as well as compliance with CIBSE Guide A / Building Regulations frequency and severity of hot spells across the country. Combined with increased urbanisation and TM52 where relevant. requirements.CIBSE TM52 London Urban noise is a significant factor within London boroughs, many local authorities have stipulated population it is clear that mitigating the effects of overheating should be a key consideration during developmentsSimilar to Guide often A, TM52target provides±5dB compliance with British Standards to ensure internal ambient noise within dwellings is reduced, a metric to determine thermal Parallel opening windows provide a relativelyBuilding high fabric and MVHR systems have the ability This was crucial in order to eliminate structural the design and specification of new homes. Dwellings increasing the comfort for occupiers. comfort but for ‘free running

Noise – Between External shading is a common mitigation method Historically, heat has been lost from dwellings in an uncontrolled manner as a result of low thermal buildings’ i.e. naturally ventilated Discomfort arising from vibration is not a widespread issue across the United Kingdom which may performance (e.g. low levels of insulation, single glazing and exfiltration through the building fabric). Asbuildings per BS8233 British Standard BS8233 overall opening area in spaces where openingto isstabilise internal temperatures and humidity noise and potential damage to the concrete explain its omission from Building Regulations and Mayoral policies. However, with many sites situated With the drive to produce energy efficient, airtight buildings, which generally creates very 30dB(A) within bedrooms at above or near to the London Underground network, it is a key consideration for TfL to address and on the continent, however, use within the UK comfortable conditions in the winter, care must be taken to ensure the design and specification does Where a mixed mode strategy night time. mitigate. Akin to internal ambient noise, British Standards lead the way in specifying ranges of not exacerbate problems with overheating of dwellings. (mechanical and natural ventilation) 35dB(A) within other habitable levels despite large external temperature acceptable levels. Whilst more difficult to mitigate the effects of vibration, innovative solutions do is to be used, assessment against limited to 100 mm (e.g. on safety grounds). They foundations from trains soon to operate on the

Ambient rooms at all times exist. remains limited. This example shows how Within commercial areas, the common specification of mechanical cooling negates concerns of both criteria is encouraged. Noise – Internal overheating. Nevertheless, a design conscious of the risk of overheating (in line with the cooling As the location of many TfL development sites for residential and commercial sites are alongside, fluctuations i.e. thermal comfort through a range of hierarchy) within office areas is encouraged, such that energy consumption from comfort cooling is are secure against strong gusts and allow stack new Crossrail track running directly beneath. nearby or above its transport network, surpassing British Standards requirements for supressing British Standard BS6472 minimised. external shutters can be incorporated within the occupant awareness and discomfort arising from internal and external noise and vibration is a key Provides ranges which might concern for TfL. result in various probabilities of warms spells was achieved. Whilst checks for overheating and limiting the effect of solar heat gain are included within Building adverse comment within driven ventilation within each room served. This Regulations, Mayoral policies advocate for assessment and analysis in greater detail, in addition building design to mitigate heat gain. Full height residential buildings

considering implications of climate change and urban heat island effects (which Building Regulations do Vibration not). This will result in a more robust approach to minimise the risk of over overheating impacting on new homes. bespoke perforated shutters were fitted with the combination of effects makes this type of window

Comfort should be a priority in the design of new homes, Suitable daylight, comfortable temperatures and quiet dwellings are high on requirements for ideal homes. perforations featuring chevrons to emulate the very effective for providing ventilation in tall Rev. E Rev. E military history15 of the18 previous use of the buildings. In all cases the right balance between building. providingPaddington adequate Central, ventilation Westminster, and safety London and © Hoare Lea LLP The building forms part of a mixed-use securityIn use needsvibration to be mitigation struck. measures External shading is a common mitigation method on thedevelopment Parallel which opening also provides windows a providenew office a relatively high overall continent, however, use within the UK remains limited. Thisbuilding andopening gallery area in spaces where opening is limited to 100 mm example shows how external shutters can be incorporated (e.g. on safety grounds). They are secure against strong gusts To prevent train generated ground borne within the building design to mitigate heat gain. Full height and allow stack driven ventilation within each room served. vibrations from entering into the main building bespoke perforated shutters were fitted with the perforations This combination of effects makes this type of window very structure, the acoustic consultant specified that featuringSt Georgechevrons Wharfto emulate Tower, the Lambeth,military history London of the effective for providing ventilation in tall buildings. In all cases previous use of the building. theRev. right E balance between providing adequate ventilation the podium deck be isolated with a high The buildingAdvanced forms solutionpart of a mixed-usefor increasing development ventilation which without and safety safety concerns and security needs to be struck. performing anti-vibration material. 19 also provides a new office building and gallery. Parallel opening windows provide a relatively high This was crucial in order to eliminate structural overall opening area in spaces where opening is noise and potential damage to the concrete limited to 100 mm (e.g. on safety grounds). They foundations from trains soon to operate on the are secure against strong gusts and allow stack new Crossrail track running directly beneath. driven ventilation within each room served. This

28 combinationTfl of Property effects Development: makes thisEnvironmental type ofPrinciples window for Tfl Development Partners - October 2017 very effective for providing ventilation in tall buildings. In all cases the right balance between providing adequate ventilation and safety and © Hoare Lea LLP security needs to be struck.

Rev. E 19 Transport for London’s Property Development Environmental Principles Comfort, Noise and Vibration – Best practice examples

Loudoun Road, Camden, London In use – an example of good material selection and design to mitigate overheating

Parallel opening windows provide a relatively high This was crucial in order to eliminate structural overall opening area in spaces where opening is noise and potential damage to the concrete limited to 100 mm (e.g. on safetyLocated grounds). near South Hampstead They Station, this development To prevent train generated ground borne vibrations from foundations from trains soon to operate on the utilised careful orientation, high levels of insulation, entering into the main building structure, the acoustic are secure against strong gustsappropriate and allow shading, stack good air tightness levels and system consultant specified that the podium deck be isolated with a new Crossrail track running directly beneath. design resulting in reduced heating consumption of the high performing anti-vibration material. driven ventilation within each roomhomes. served. This This was crucial in order to eliminate structural noise and Post–Occupancy Evaluation was used to determine the potential damage to the concrete foundations from trains combination of effects makes thisdesign typeintent was of executed window in practice. soon to operate on the new Crossrail track running directly Building fabric and MVHR systems have the ability to beneath. very effective for providing ventilationstabilise internal in temperaturestall and humidity levels despite large external temperature fluctuations i.e. thermal comfort buildings. In all cases the right throughbalance a range between of warms spells was achieved. providing adequate ventilation and safety and © Hoare Lea LLP security needs to be struck.

Rev. E 19 Transport forTransport London’s for Property London’s Development Property Development Environmental Environmental Principles Principles Comfort – PolicyNoise overviewand Vibration and guidance – Policy overview and guidance

Key Policies Key Policies Building Regulations Part L1A Building& L2A Regulations Part E Mayor of London: The LondonMayor ofPlan London: (Policy The5.9) London Plan (Policy 7.15) The London Plan and Building regulations contain specific policies and Refer to Local AuthorityComfort, guidanceRefer to local authority guidance Noisestandards for thermal comfort, The whichand London should Plan be andmet Building or exceeded.Vibration: regulations The contain specific policies and Assessment criteria following sources of guidance maystandards also be for helpful internal in achievingand ambient high noise, standards. which should be met or exceeded. The following sources of guidance may also be helpful in achieving high standards and identifying relevant standards for vibration. Vibration is likely to Noise can interfere with sleep, rest and conversation and can lead to increased fatigue, irritability, be a more significant issue for developments above or adjacent to transport headaches and stress. Poor sound insulation between homes and neighbour result in noise issues being interchanges and stations. Designing and creating comfortable homes for present and future occupants is paramount in modern a common complaint issue between residents of apartment type dwellings. National surveys have building design. TfL supports this approach and wants to ensure that ambitious and innovative design Relevant Home Quality Mark / reported that approximately 37% of the UK population were bothered, annoyed, or disturbed to some Other Standards and Guidance and specification is adopted to mitigate the causes of overheating within both commercial and BREEAM Guidance extent by neighbour noise. residential developments. Residential and commercial projects CIBSE Guide A Concern for the disturbance occurring between dwellings has led voluntary environmental assessment What is your approach to the design of the ComfortGuidance should be a priority in the design of new homes, Suitable daylight, comfortable temperatures can gain credits through A metric used to determine methods such as Home Quality Mark and BREEAM to surpass the minimum requirements outlined by Home Quality Mark / BREEAM Other Standards and Guidance and quiet dwellings are high on requirements for ideal homes. undertaking Dynamic Thermal thermal comfort levels for Building Regulations Part E. However, transfer of noise from the external environmentModelling into the and demonstrating Additionalmechanically credits ventilated for surpassing buildings. dwelling is not as well regulated. development that mitigates the risk of overheating ItThe is widely predictedassessment that climate change will leacriteriad to an increase of averagewill temperatures be based as well as oncompliance how with CIBSEthe Guide following A / Building Regulations frequency and severity of hot spells across the country. Combined with increased urbanisation and TM52 where relevant. requirements.CIBSE TM52 London Urban noise is a significant factor within London boroughs, many local authorities have stipulated population it is clear that mitigating the effects of overheating should be a key consideration during developmentsSimilar to Guide often A, TM52target provides±5dB issues arecompliance addressed: with British Standards to ensure internal ambient noise within dwellings is reduced, a metric to determine thermal and ensures thermal comfort for its occupants? the design and specification of new homes. Dwellings increasing the comfort for occupiers. comfort but for ‘free running Noise – Between Historically, heat has been lost from dwellings in an uncontrolled manner as a result of low thermal buildings’ i.e. naturally ventilated • What isDiscomfort your arising approach from vibration is not a widestopread meeting issue across the United regional Kingdom which may and local planning performance (e.g. low levels of insulation, single glazing and exfiltration through the building fabric). Asbuildings per BS8233 British Standard BS8233 explain its omission from Building Regulations and Mayoral policies. However, with many sites situated With the drive to produce energy efficient, airtight buildings, which generally creates very 30dB(A) within bedroomsWhat at is your approach to providing acoustically above or near to the London Underground network, it is a key consideration for TfL to address and comfortablepolicies conditions in the relating winter, care must be to taken tocomfort, ensure the design and specification noise does control and vibrationWhere a mixed mode strategy night time. mitigate. Akin to internal ambient noise, British Standards lead the way in specifying ranges of not exacerbate problems with overheating of dwellings. (mechanical and natural ventilation) 35dB(A) within other habitable acceptable levels. Whilst more difficult to mitigate the effects of vibration, innovative solutions do is to be used, assessment against comfortable homes?

Ambient rooms at all times control?exist. Within commercial areas, the common specification of mechanical cooling negates concerns of both criteria is encouraged. Noise – Internal overheating. Nevertheless, a design conscious of the risk of overheating (in line with the cooling As the location of many TfL development sites for residential and commercial sites are alongside, hierarchy) within office areas is encouraged, such that energy consumption from comfort cooling is nearby or above its transport network, surpassing British Standards requirements for supressing British Standard BS6472 minimised.• What measures will you implement to mitigate the risk of occupant awareness and discomfort arising from internal and external noise and vibration is a key Provides ranges which might concern for TfL. result in various probabilities of Whilst checks for overheating and limiting the effect of solar heat gain are included within Building overheating, (including relevant examples of recent projects) adverse comment within Regulations, Mayoral policies advocate for assessment and analysis in greater detail, in addition residential buildings

considering implications of climate change and urban heat island effects (which Building Regulations do Vibration not). Thiswhilst will result in a moreat robustthe approach same to minimise time the risk of over reducing overheating impacting onthe noise generation new homes.(mechanical installations) and external noise ingress and what Comfort should be a priority in the design of new homes, Suitable daylight, comfortable temperatures and quietlevel dwellings areof high onperformance requirements for ideal homes. would you expect to achieve (in kwh/M2)? Rev. E Rev. E Include relevant examples of recent projects. 15 18 • How will you meet or go beyond minimum British Standards for noise and vibration mitigation (while acknowledging that many prospective developments may be adversely affected by external noise factors)? • Provide examples of how you have demonstrated high standards and innovation in noise and vibration control.

30 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

Comfort, Noise and Vibration: Assessment criteria

Selected References Best Available Techniques for Control of Noise & Vibration. Environment Agency. (November 2001): The impact of the 2003 heat wave on daily mortality in England and https://www.gov.uk/government/uploads/system/uploads/attachment_data/ Wales and the use of rapid weekly mortality estimates. Johnson et al. file/290397/sp4-079-tr-1-e-e.pdf Eurosurveillance 10 (7-9) p168-171 (2005): http://www.eurosurveillance.org/ViewArticle.aspx?ArticleId=558 Paddington Central, CMS Vibration Solutions: http://www.cms-av.com/wp-content/uploads/2013/02/Paddington-Central-RAV- National Noise Attitude Survey, 1999/2000: Structural-Isolation.pdf www.randd.defra.gov.uk/Document.aspx?Document=10288_NNASVol3_ UKResults.pdf Parallel Opening Windows, Wicona: http://pdf.archiexpo.com/pdf/wicona/wicona-shaping-future/2884-247582. Health And Wellbeing In Homes. UK Green Building Council. (July 2016): html#open http://www.ukgbc.org/sites/default/files/08453%20UKGBC%20Healthy%20 Homes%20Updated%2015%20Aug%20%28spreads%29.pdf Site layout planning for daylight and sunlight: a guide to good practice (BR 209): https://www.brebookshop.com/details.jsp?id=326792 10 Hanover Street External Shading: http://www.archdaily.com/464471/10-hanover-street-squire-and- partners/52cc926ee8e44e1bc80000d2-10-hanover-street-squire-and-partners- photo Loudoun Road, Origin Housing: https://www.originhousing.org.uk/business/new-housing-developments/ loudoun-road

31 Transport for London’s Property Development Environmental Principles Air Quality – Policy overview and guidance

Key Policies Mayor of London: The London Plan (Chapter 7) Mayor of London: Sustainable Design & Construction SPD London Local Air Quality Management Technical Guidance Air ReferQuality: to Local Authority guidance Policy overview and guidance

The guidance from the Mayor of London and the London Plan aims to ensure that all new large developments are not only air quality neutral, but air quality positive. Not only must new developments not lead to deterioration of existing air quality levels, but must actively contribute to a progressive reduction in total amount of London’s emissions and associated exposure. To achieve this, new developments must incorporate measures to improve local outdoor air quality, as well as measures to reduce exposure to poor quality air.

Emissions from transport Refer to Local Authority guidance energy and heating systems by designing out emission sources. The transport section of this document sets out the approach that should be taken to reducing the need for polluting transport. Using this approach will reduce the impact of a new development on Air Quality. An air quality positive development should also consider how it improves public transport accessibility or enhances opportunities to use sustainable modes for residents of surrounding areas. For instance:However, the impacts on air quality are generally more localised than Are cycle and walking routes integrated with existing local provision? For schools this might include considering where the expected catchment area is and how pupils will travel. TheAre new shopping guidance areas or community from facilities easily the accessed Mayor by low or zero of emission London transport? and the London Plan aims to carbon emissions and particular care should be taken to ensure that Are communal facilities for rapid recharging or hydrogen refuelling facilities easily available to the wider public? any energy centres that use combustion technologies are suitably ensureProviding optimal levelsthat of ventilation all andnew careful selection large of materials developments all contribute towards improvements are in the not air quality only of homes and air commercial quality spaces. This neutral,can lead to improved health and wellbeing, minimising exposure to external pollutants and harmful volatile organic compounds and formaldehyde generated by materials used in the building. Therefore, new developments need to consider the materials included in the design which may impact upon indoor air quality and consider innovative ways to minimise their exposure to poor air quality, using ventilation strategies to ensure that pollutants are designednot drawn and located within the development to minimise their butinto the building air orquality are filtered where positive. avoidance is not feasible. Not only must new developments not lead to deterioration of existing air quality levels, but must actively contribute impact both within and around the development: it will not always to a progressive reduction in total amount of London’s emissions be sufficient to ensure that they meet the minimum emissions limits

Rev. E set by the Mayor. and associated exposure. To achieve this, new developments must 21 incorporate measures to improve local outdoor air quality, as well as In an air quality positive development efforts could be made to measures to reduce exposure to poor quality air. extend a district heating scheme beyond the development to improve local air quality by displacing existing emissions sources. Design led solutions Effective solutions to reducing both emissions and exposure to poor Emissions from transport air quality require a design led approach. In order to understand the The transport section of this document sets out the approach that challenges on any site a preliminary assessment of the local Air Quality should be taken to reducing the need for polluting transport. Using this should be undertaken to inform the design process. approach will reduce the impact of a new development on Air Quality. A preliminary air quality assessment can be used to consider how the An air quality positive development should also consider how it location and layout of buildings and amenity/public spaces on a site improves public transport accessibility or enhances opportunities to can be adapted to minimise exposure. TfL sites may pose particular use sustainable modes for residents of surrounding areas. For instance: challenges if they are close to significant transport interchanges or bus • Are cycle and walking routes integrated with existing local depots and these should be included in any air quality assessment. provision? For schools this might include considering where the Particular care should be taken when locating and designing buildings expected catchment area is and how pupils will travel.

32 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

Air Quality: Policy overview and guidance

• Are new shopping areas or community facilities easily accessed by low or zero emission transport? Relevant Home Quality Mark Other Standards and / BREEAM Guidance Guidance • Are communal facilities for rapid recharging or hydrogen refuelling facilities easily available to the wider public? Meet British Standards for testing WELL Building Standard sets limits on standards in products VOCs, formaldehyde and other indoor Providing optimal levels of ventilation and careful selection of air pollutants as well as guidelines on materials all contribute towards improvements in the air quality of Tested indoor formaldehyde appropriate ventilation rates. concentration < 0.1 mg/m3 averaged homes and commercial spaces. This can lead to improved health over 30 minutes UK Green Building Council’s Health and wellbeing, minimising exposure to external pollutants and and Wellbeing in Homes provides best harmful volatile organic compounds and formaldehyde generated by Tested TVOC concentration <0.3 practice design guidance on designing mg/m3 averaged over 8 hours, with homes which consider the future materials used in the building. Therefore, new developments need to no individual compound exceeding consider the materials included in the design which may impact upon occupant’s health and wellbeing. 0.03mg/m3 indoor air quality and consider innovative ways to minimise their Institute of Air Quality Management exposure to poor air quality, using ventilation strategies to ensure Low NOx gas boilers; preferably ≤ 40 provides guidance on science, mg/kWh dry NOx that pollutants are not drawn into the building or are filtered where modelling, policy and legal issues surrounding air quality. avoidance is not feasible. Assess the applicability of electric heating (such as air sourced heat Indoor Air Quality pumps), which can provide benefits in terms of air quality, but review Habitable spaces within developments should be able to access the impact on CO2 emissions before clean air for ventilation. Ideally this should be passive ventilation, finalising a strategy. in line with the cooling hierarchy, and design solutions that that allow passive ventilation to access cleaner air should be preferred to mechanical ventilation. HQM, BREEAM and the WELL Building Standard set limits relating to internal exposure to pollutants as well as providing guidelines on adequate ventilation. Developments must also consider the materials chosen for finishes and fittings to limit the emission of Volatile Organic Compounds (VOCs) and formaldehyde.

33 Transport for London’s Property Development Environmental Principles Air Quality – Policy overview and guidance

Design Guidance from UK Green Building Council “ New research reveals people living in most deprived areas of London are exposed to higher concentrations of harmful pollution. ” • Design homes orientated with openings and outdoor spaces away from sources of pollution.

London Assembly , 2016 • Ensure landscaping, internal courtyards, ‘green screening’, or other measures are used to reduce the impact of potentially poor external air quality.

• Home user guides should include easy-to-understand guidelines on how to use the mechanical Air Quality: Policy overview and guidance (continued) Land-Use Planning & Development Control: Planning For Air Quality from systems and controls. Institute of Air Quality Management • Air intakes should be located as far as possible from sources of external air pollution, and from This guidance sets out standards for describing the impacts of development on local air quality. exhaust points to avoid recirculation. BREEAM advises a 10m separation. TfL Expectations DevelopmentsDesign should to minimise aim to ensure public that exposure impacts to are pollution no worse sources than ‘negligible e.g. adverse’ wherever Ensure that local air quality is assessed before designing the possible. by locating habitable rooms away from busy roads or directing • External air pollution has been linked to the incidence of sleep disordered breathing. Studies development to ensure that measures to reduce emissions and combustion generated pollutants through well sited chimney have shown a 13% higher risk of having shallow breathing or experiencing sleep apnoea if exposure can be properly integrated into the scheme New developmentsstacks. should not create a new “street canyon” or a building configuration that inhibits pollution goes from the lower range to the higher range of pollution for a particular city. Incorporate design led solutions to minimise emissions and effective pollutionProvision dispersion. of electric This vehicle particularly charging important points toin denselyencourage developed areas and high • Improve indoor air quality by maintaining good ventilation levels, and possibly the use of air exposure wherever possible. density newsustainable developments. forms of transport. The London Plan also contains standards for provision of electric charging infrastructure purification systems (filters) for homes in areas with poor outdoor air quality. Ensure that the ventilation strategy for the development is Design toThe minimise London public Plan exposure and Building to pollution regulations sources contain e.g. by specificlocating hapoliciesbitable rooms away from designed to minimise import of outdoor pollution to indoor busy roads or directing combustion generated pollutants through well sited chimney stacks. habitable spaces. and standards for thermal comfort, which should be met or exceeded. The following sources of guidance may also be helpful Provision of electric vehicle charging points to encourage sustainable forms of transport. The in achieving high standards. Land-Use Planning & Development Control: London Plan also contains standards for provision of electric charging infrastructure Planning For Air Quality from Institute of Air Quality Management This guidance sets out standards for describing the impacts of development on local air quality. Developments should aim to ensure that impacts are no worse than ‘negligible adverse’ wherever possible. New developments should not create a new “street canyon” or a building configuration that inhibits effective pollution dispersion. This particularly important in densely developed areas and high Rev. E density new developments. 23

34 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017 Transport for London’s Property Development Environmental Principles Air Quality – Policy overview and guidance

London Assembly , 2016 • Ensure landscaping, internal courtyards, ‘green screening’, or other measures are used to reduce the impact of potentially poor external air quality.

TfL Expectations • Ensure windows have varying degrees of opening so they can be partially opened for trickle ventilation or fully opened for purge – also consider security issues. Ensure that local air quality is assessed before designing the development to ensure that measures to reduce emissions and exposure can be properly integrated into the scheme • Include dedicated, well ventilated, low energy drying spaces such as covered outdoor areas, indoor drying cupboards or communal drying facilities to alleviate health risks from moisture. Incorporate design led solutions to minimise emissions and exposure wherever possible. • If provision of sufficient fresh air is not viable through natural ventilation mechanical ventilation Ensure that the ventilation strategy for the development is designed to minimise import of outdoor could be considered. However, a robust maintenance plan must be in place for mechanical pollution to indoor habitable spaces. systems covering regular cleaning and filters replacement protocol. • Home user guides should include easy-to-understand guidelines on how to use the mechanical Land-Use Planning & Development Control: Planning For Air Quality from systems and controls. Institute of Air Quality Management • Air intakes should be located as far as possible from sources of external air pollution, and from This guidance sets out standards for describing the impacts of development on local air quality. exhaust points to avoid recirculation. BREEAM advises a 10m separation.

Developments should aim to ensure that impacts are no worse than ‘negligible adverse’ wherever New research reveals people living in most deprived areas of London are possible. • External air pollution has been linked to the incidence of sleep disordered breathing. Studies exposed“ to higher concentrations of harmful pollution. London Assembly, 2016 have shown a 13% higher risk of having shallow breathing or experiencing sleep apnoea if ” pollution goes from the lower range to the higher range of pollution for a particular city. New developments should not create a new “street canyon” or a buildingDesign Guidanceconfiguration from thatUK Green inhibits Building • External air pollution has been linked to the incidence of sleep disordered breathing. Studies have shown a 13% higher risk effective pollution dispersion. This particularly important in densely Councildeveloped areas and high of having shallow breathing or experiencing sleep apnoea if density new developments. • Design homes orientated with openings and outdoor spaces • pollutionImprove goes fromindoor the lower air rangequality to the by higher maintaining range of good ventilation levels, and possibly the use of air away from sources of pollution. pollutionpurification for a particular systems city. (filters) for homes in areas with poor outdoor air quality. • Ensure landscaping, internal courtyards, ‘green screening’, or • Improve indoor air quality by maintaining good ventilation Design to minimise public exposure to pollution sources e.g. by locatingother ha measuresbitable are roomsused to reduce away the impactfrom of potentially levels, and possibly the use of air purification systems (filters) poor external air quality. for homes in areas with poor outdoor air quality. busy roads or directing combustion generated pollutants through well• Ensure sited windows chimney have varying stacks. degrees of opening so they can be partially opened for trickle ventilation or fully opened for purge – also consider security issues.

Provision of electric vehicle charging points to encourage sustainable• Includeforms dedicated, of transport. well ventilated, The low energy drying spaces such as covered outdoor areas, indoor drying cupboards London Plan also contains standards for provision of electric chargingor infrastructure communal drying facilities to alleviate health risks from moisture. • If provision of sufficient fresh air is not viable through natural ventilation mechanical ventilation could be considered. However, a robust maintenance plan must be in place for mechanical systems covering regular cleaning and filters replacement protocol. • Home user guides should include easy-to-understand guidelines on how to use the mechanical systems and controls. • Air intakes should be located as far as possible from sources of external air pollution, and from exhaust points to avoid recirculation. BREEAM advises a 10m separation.

Rev. E

35 23 Transport for London’s Property Development Environmental Principles Air Quality – Best practice examples

Ensure new homes are not only energy efficient, but also provide optimal ventilation rates for good internal air quality.

There is absolutely no doubt that parks and green spaces in Transport for London’s Property Development Environmental Principles urban areas improve people’s wellbeing and quality of life. “ Air Quality – Policy overview and guidance Key PoliciesMayor of London, 2016 Mayor of London: The London Plan (Chapter 7) ” Mayor of London: Sustainable Design & Construction SPD Pea Soup House, Raising Awareness about Air QualityLondon Local Air Quality Management Technical Guidance Air ReferQuality: to Local Authority guidance Best practice examples During the industrial revolution London air was The guidance from the Mayor of London and the London Plan aims to ensure that all new large developments are not only air quality neutral, but air quality positive. Not only must new developments not lead to described as thick as pea soup. Pea Soupdeterioration House of existing air quality levels, but must actively contribute to a progressive reduction in total amount of London’s emissions and associated exposure. To achieve this, new developments must serves specific soups reflecting the dailyincorporate air measuresquality to improve local outdoor air quality, as well as measures to reduce exposure to poor quality air. Design led solutions Effective solutions to reducing both emissions and exposure to poor air quality require a design led approach. In order to understand the challenges on any site a preliminary assessment of the local Air Quality index. The servery is clad in a richly colouredPeashould be undertakenSoup to inform House, the design process. Raising Awareness about Air Quality Real-time Information about London Air Quality A preliminary air quality assessment can be used to consider how the location and layout of buildings and amenity/public spaces on a site can be adapted to minimise exposure. TfL sites may pose particular enclosure representing Euston Road’schallenges historic if they are closeair to significant transport interchanges or bus depots and these should be included in any air quality assessment. Particular care should be taken when locating and designing buildings and spaces that are likely to be used by those vulnerable to poor air quality, such as children, the infirm, or the elderly quality data. Emissions from buildings Meeting carbon reduction targets will help reducing emissions from energy and heating systems by designing out emission sources. However, the impacts on air quality are generally more localised than carbon emissions and particular care should be taken to ensure that any energy centres that use combustion technologies are suitably designed and located within the development to minimise their impact both within and around the development: it will not always be sufficient to ensure that they meet the minimum emissions limits set by the The exhibition ran at RIBA HeadquartersMayor. in In an air quality positive development efforts could be made to extend a district heating scheme beyond the development to improve local air quality by displacing existing emissions sources.

Marylebone, during Summer 2016 as partEmissions of from the transport London Festival of Architecture. The aimThe transport of sectionthe of this document sets out the approach that should be taken to reducing the need for polluting transport. Using this approach will reduce the impact of a new development on Air Quality. exhibition was to raise public awarenessAn air qualityof London’spositive development should also consider how it improves public transport accessibility or enhances opportunities to use sustainable modes for residents of surrounding areas. For instance: Are cycle and walking routes integrated with existing local provision? For schools this might include considering where the expected catchment area is and how pupils will travel. Are new shopping areas or community facilities easily accessed by low or zero emission transport? air quality through architecture and education.Are communal facilities for rapid recharging or hydrogen refuelling facilities easily available to the wider public?

Providing optimal levels of ventilation and careful selection of materials all contribute towards improvements in the air quality of homes and commercial spaces. This can lead to improved health and wellbeing, minimising exposure to external pollutants and harmful volatile organic compounds and formaldehyde generated by materials used in the building. Therefore, new developments need to consider the materials included in the design which may impact upon indoor air quality and consider innovative ways to minimise their exposure to poor air quality, using ventilation strategies to ensure that pollutants are not drawn Developer’s should incorporate innovativeinto the building solutions or are filtered where avoidance is not feasible. such as this to raise awareness, but also aim to address local air quality. During the industrial revolution London air was described TfL support AirTEXT, CityAir and LondonAir apps. These Rev. E as thick as pea soup. Pea Soup House serves specific soups provide21 useful (live) air quality and health information reflecting the daily air quality index. The servery is clad in a reporting on the Air Quality Index and provide the same Real-time Information about Londonrichly Air Quality coloured enclosure representing Euston Road’s historic forecasts and health advice as utilised by TfL. for their alert air quality data. systems. The exhibition ran at RIBA Headquarters in Marylebone, during TfL support AirTEXT, CityAir and LondonAirSummer apps. 2016 These as provide part ofuseful the (live) London air quality Festival and healthof Architecture. information reporting on the Air QualityThe Index aim and of providethe exhibition the same forecastswas to andraise health public advice awareness of as utilisedLondon’s by TfL. for airtheir quality alert systems. through architecture and education. Developer’s should incorporate innovative solutions such as this to raise awareness, but also aim to address local air quality.

There is absolutely no doubt that parks and Ensure new homes are not only energy efficient, but also “green spaces in urban areas improve people’s provide optimal ventilation rates for good internal air quality. wellbeing and quality of life. CyclingUK, 2016 Rev. E ” 24

36 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017 Transport for London’s Property Development Environmental Principles Air Quality – Policy overview and guidance

Design led solutions Effective solutions to reducing both emissions and exposure to poor air quality require a design led approach. In order to understand the challenges on any site a preliminary assessment of the local Air Quality Guidanceshould be undertaken to inform the design process. Selected References A preliminary air quality assessment can be used to consider how the location and layout of buildings and amenity/public spaces on a site can be adapted to minimise exposure. TfL sites may pose particular challenges if they are close to significant transport interchanges or bus depots and these should be included in any air quality assessment. TheParticular care assessment should be taken when locating and criteria designing buildings andwill spaces that be are likely based to be used by thoseon vulnerable how to poor theair quality, suchfollowing as children, the infirm, or the elderly Mayor of London: The London Plan (Chapter 7): https://www.london.gov. Emissions from buildings uk/sites/default/files/the_london_plan_malp_march_2016_-_chapter_7_-_ issuesMeeting carbon reduction are targets addressed: will help reducing emissions from energy and heating systems by designing out emission sources. However, the impacts on air quality are generally more localised than carbon emissions and particular care should be taken to ensure that any energy centres that use combustion technologies are suitablylondons_living_spaces_places.pdf designed and located within the development to minimise their impact both within and around the development: it will not always be sufficient to ensure that they meet the minimum emissions limits set by the •Mayor. Outline your approach to minimising emissions to air from the In an air quality positive development efforts could be made to extend a district heating scheme beyond the development to improve local air quality by displacing existing emissions sources. Mayor of London: Sustainable Design and Construction: https:// development and reducing the exposure of occupiers of the Emissions from transport www.london.gov.uk/what-we-do/planning/implementing-london-plan/ The transport section of this document sets out the approach that should be taken to reducing the need for polluting transport. Using this approach will reduce the impact of a new development on Air Quality. development to air pollution? supplementary-planning-guidance/sustainable-design-and An air quality positive development should also consider how it improves public transport accessibility or enhances opportunities to use sustainable modes for residents of surrounding areas. For instance: •Are cycleHow and walking will routes integrated the with development existing local provision? For schools thisgo might beyond include considering where achieving the expected catchment neutral area is and how pupils will travel. Mayor of London: London Local Air Quality Management (LLAQM) Technical Are new shopping areas or community facilities easily accessed by low or zero emission transport? Are communaloutdoor facilities for rapid air recharging quality or hydrogen refuelling and facilities achieve easily available to thepositive wider public? targets for outdoor air Guidance 2016: https://www.london.gov.uk/sites/default/files/llaqm_technical_ Providing optimal levels of ventilation and careful selection of materials all contribute towards improvements in the air quality of homes and commercial spaces. This can lead to improved health and wellbeing, minimisingquality exposure to external – as pollutant sets and harmful out volatile in organic the compounds Sustainable and formaldehyde generated Design by materials used inand the building. Construction Therefore, new developments need to consider the materialsguidance_llaqm.tg_16.pdf included in the design which may impact upon indoor air quality and consider innovative ways to minimise their exposure to poor air quality, using ventilation strategies to ensure that pollutants are not drawn into theSupplementary building or are filtered where avoidance isPlanning not feasible. Guidance? Institute of Air Quality Management: Land-Use Planning & Development • How will the development achieve relevant indoor air quality Control: Planning for Air Quality: http://www.iaqm.co.uk/text/guidance/air- standards– with particular consideration for developments quality-planning-guidance.pdf Rev. E which are in close proximity to significant pollutants? BRE:21 Home Quality Mark Technical Manual: http://www.homequalitymark. • How will the selection and design of building services plant com/ limit exposure to pollutants and emissions UKGBC: Health & Wellbeing in Homes (July 2016): http://www.ukgbc.org/sites/ default/files/08453%20UKGBC%20Healthy%20Homes%20Updated%2015%20 • Provide examples of previous projects where you have Aug%20%28spreads%29.pdf implemented effective air quality improvements. Mayor of London: Press Release: https://www.london.gov.uk/press-releases/ mayoral/mayor-proposes-early-delivery-of-ulez (October 2016) Bere Architects Passivhaus: http://www.bere.co.uk/blog/passivhaus-air-filters- london-after-less-4-months (July, 2011) FCBS Studios: http://fcbstudios.com/latest/events/Installation-Pea-Soup- House---Constructing-Communities-at-RIBA-HQ (June 2016)

What is your approach to managing and achieving high standards of air quality for the residents and for the surrounding neighbourhood?

37 Transport forfor London’sLondon’s Property Property Development Development Environmental Environmental Principles Principles Ecology andand FloodFlood Risk Risk – – Policy Policy overview overview and and guidance guidance

KeyKey Policies Policies MayorMayor of London:of London: The The London London Plan Plan (Chapter(Chapter 5 and 5 and Chapter Chapter 7) 7) The LondonThe London Plan contains Plan contains specific specific policies policies and standards and standards for green for green EcologyHomeHome Quality Quality Mark Mark andinfrastructure Floodinfrastructure and sustainable and sustainable drainage. drain TheRisk:age. following The following sources sources of guidance of guidancePolicy overview and guidance ReferRefer to toLocal Local Authority Authority guidance guidance may alsomay be also helpful be helpful in achieving in achieving high standards. high standards.

Assessing the the flood flood risk risk level level of of a a site site and and designing designing in in potential potential mitigation mitigation measures measures contributes contributes to to the longevity longevity of of the the proposed proposed development development in in a changinga changing climate climate as aswell well as potential as potential insurance insurance costs costs HomeHome Quality Quality Mark /Mark BREEAM / BREEAM down the the line. line. Therefore Therefore where where feasible feasible developers developers should should design design out out the the potential potential for forflooding. flooding. All All calculations must account for climate change in accordance with current best practice national • Carry• Carry out site-specific out site-specific flood riskflood assessments risk assessments (FRA). (FRA). calculations must account for climate change in accordance with current best practice national • Increase the resilience and resistance of the developments to flooding by ensuring planning guidance. guidance. One One way way this this can can be be done done is isthrough through effective effective landscaping. landscaping. • Increase the resilience and resistance of the developments to flooding by ensuring all habitableall habitable parts ofparts the ofdwelling the dwelling (HQM) (HQM) or ground or groundlevel of leveland access of and to access the to the Well planned and designed landscaping can be more than just a pleasant setting for the development. building (BREEAM) are designed to be at least 600mm above the design floodThe level. London Plan sets out policies with regard to flood risk Well planned and designed landscaping can be more than just a pleasant setting for the development. Flood Risk building (BREEAM) are designed to be at least 600mm above the design flood level. It can be a green infrastructure that is planned, designed and managed to deliver a range of benefits, Flood Risk It can be a green infrastructure that is planned, designed and managed to deliver a range of benefits, including healthy living; encouraging walking and cycling; enhancingKEY biodiversity POLICIES and ecological including healthy living; encouraging walking and cycling; enhancing biodiversity and ecological • A suitably qualified ecologist must be appointed to carry out an ecology surveyand of the use of sustainable urban drainage systems (SUDS) in resilience and adaption to climate change. The All London Green Grid provides the strategic spatial • A suitably qualified ecologist must be appointed to carry out an ecology survey of resilience and adaption to climate change. The All London Green Grid provides the strategic spatial the site, identify local best practice guidance and provide recommendations to frameworkMayor for this green of infrastructure. London: In a denser city The the greening London of the public realm Plan and the (Chapter the5 site,and identify localChapter best practice guidance 7) and provide recommendations to buildingsframework will for be this increasingly green infrastructure. important in order In a denser to provide city all the Londoners greening withof the high public quality, realm liveable and the protect, maintain and enhance ecology on site. All recommendations shouldnew be development. These policies require developers to aim protect, maintain and enhance ecology on site. All recommendations should be neighbourhoods.buildings will be increasingly Therefore, important development in order should to incorporate provide all Londoners landscaping with that high integrates quality, liveablethe incorporated. developmentneighbourhoods. with the Therefore, All London development Green Grid and should also achieves incorporateHome a net gain landscaping in biodiversity. Quality that integrates the Mark • Carryincorporated. out removal, limiting or disposal of invasive, pest and diseased speciesfor in line greenfield run-off rates. Given that most development will development with the All London Green Grid and also achieves a net gain in biodiversity. with• bestCarry practice out removal, guidance. limiting or disposal of invasive, pest and diseased species in line The London Plan sets out policies with regard to flood risk and the use of sustainable urban drainage • Protectwith and best enhance practice the guidance.ecological value and features of the site to be greater than Refer to Local Authority guidanceBiodiversity systemsThe London (SUDS) Plan in sets new out development. policies with These regard policies to flood require risk developers and the use to of aim sustainable for greenfield urban run-off drainage • Protect and enhance the ecological value and features of the site taketo be greater placethan on brownfield sites that lack sustainable drainage,

Biodiversity pre-development ecological and implement recommendations from ecologist. rates.systems Given (SUDS) that inmost new development development. will These take place policies on brownfield require developers sites that to lack aim sustainable for greenfield drainage, run-off pre-development ecological and implement recommendations from ecologist. thisrates. will Given generally that most require development that developments will take place will need on brownfield to reduce sites their that peak lack rate sustainable of run-off. drainage, A this will generally require that developments will need to reductionthis will generally of at least require 50% is required that developments in these cases. will need to reduce their peak rate of run-off. A reduction of at least 50% is required in these cases. The Mayor of London also sets out policies relating to protecting and enhancing biodiversity, including reduce their peak rate of run-off. A reduction of at least 50% is Assessingtrees.The Mayor It also of encourages London also developers the sets out to policiesflood use land relating for growing to priskrotecting food forlevel and example enhancing through biodiversity,of initiatives a site including such and designing in potential astrees. ‘Capital It also Growth’ encourages (Policy developers 7.21 – 7.22). to useHQM land also for en growingcourages food space for for example growing through food, but initiatives specifies such required in these cases. theas ‘Capital importance Growth’ of suitable(Policy 7.21 management – 7.22). HQM and maintenance also encourages arrangements, space for growing including food, selection but specifies of mitigationappropriatethe importance plants of for suitable season measures and management location. and maintenance contributes arrangements, including to selection the of longevity of the proposed appropriate plants for season and location. developmentIt is also important to incorporate localin authority a changingadvice, including borough climate specific Surface Water as well as potential insurance The Mayor of London also sets out policies relating to protecting ManagementIt is also important Plans. The to incorporateHome Quality local Mark authority and BREadvice,EAM outline including key borough targets relating specific to Surface flood risk Water managementManagement asPlans. well The as enhancingHome Quality the ecological Mark and value BREEAM of the outline site. keyDevelopments targets relating must to consider flood risk and enhancing biodiversity, including trees. It also encourages costsinnovative measures down to incorporate the flood riskline. management, Therefore enhance ecological value where whilst providing feasible developers should management as well as enhancing the ecological value of the site. Developments must consider public recreational and communal space. TfL expects to see developments that demonstrate net gain innovative measures to incorporate flood risk management, enhance ecological value whilst providing in overall biodiversity and achieve pre-development or greenfield run-off rates. developers to use land for growing food for example through designpublic recreational out and communal the space. potential TfL expects to see developments for flooding. that demonstrate net gain All calculations must accountin overall biodiversity andfor achieve climate pre-development orchange greenfield run-off rates.in accordance with current best initiatives such as ‘Capital Growth’ (Policy 7.21 – 7.22). HQM also Rev. E encourages26 space for growing food, but specifies the importance practiceRev. E national planning guidance. One way this can be done is 26 through effective landscaping. of suitable management and maintenance arrangements, including selection of appropriate plants for season and location. Well planned and designed landscaping can be more than just a pleasant setting for the development. It can be a green It is also important to incorporate local authority advice, infrastructure that is planned, designed and managed to deliver including borough specific Surface Water Management Plans. a range of benefits, including healthy living; encouraging walking The Home Quality Mark and BREEAM outline key targets and cycling; enhancing biodiversity and ecological resilience and relating to flood risk management as well as enhancing the adaption to climate change. The All London Green Grid provides ecological value of the site. Developments must consider the strategic spatial framework for this green infrastructure. In innovative measures to incorporate flood risk management, a denser city the greening of the public realm and the buildings enhance ecological value whilst providing public recreational will be increasingly important in order to provide all Londoners and communal space. TfL expects to see developments that with high quality, liveable neighbourhoods. Therefore, demonstrate net gain in overall biodiversity and achieve pre- development should incorporate landscaping that integrates the development or greenfield run-off rates. development with the All London Green Grid and also achieves a net gain in biodiversity.

38 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

Ecology and Flood Risk: Policy overview and guidance

The London Plan contains specific policies and standards for green infrastructure and sustainable drainage. The following sources of guidance may also be helpful in achieving high standards.

Home Quality Mark / BREEAM

• Carry out site-specific flood risk assessments (FRA). • Increase the resilience and resistance of the developments to flooding by ensuring all habitable parts of the dwelling (HQM) or ground level of and access to the building (BREEAM) are designed to be at least 600mm above the design flood level. Flood Risk Flood

• A suitably qualified ecologist must be appointed to carry out an ecology survey of the site, identify local best practice guidance and provide recommendations to protect, maintain and enhance ecology on site. All recommendations should be incorporated. • Carry out removal, limiting or disposal of invasive, pest and diseased species in line with best practice guidance. • Protect and enhance the ecological value and features of the site to be greater than pre-development ecological and implement recommendations from ecologist. Biodiversity Biodiversity

Ecology and Flood Risk: Policy overview and guidance (continued) Transport for London’s Property Development Environmental Principles Ecology and Flood Risk – Policy overview and guidance Sustainable Urban Drainage Systems LondonLondon Plan Plan Drainage Drainage Strategy Strategy

The London Plan includes the drainageSustainable strategy, Urban as outlined Drainage Systems opposite. It is intended to ensure that all practical and reasonable Store rainwater for later use The London Plan includes the drainage strategy, as 1 measures are taken to manage surface outlinedwater opposite. higher It is intendedup the to ensure that all hierarchy and that the amount of surfacepractical water and reasonable managed measures at are the taken to manage surface water higher up the hierarchy and Infiltration techniques (porous bottom of the hierarchy is minimised. that the amount of surface water managed at the 2 surfaces in non-clay areas) bottom of the hierarchy is minimised. Other guidance includes DEFRA’s non-statutory technical Other guidance includes DEFRA’s non-statutory technical standards for sustainable drainage systems 3 Attenuate rainwater in standardswhich for largelysustainable echoes the guidancedrainage set out systems in BREEAM andwhich HQM. largely Additional guidanceechoes includes ponds or open water the guidancedesigning set the out drainage in system BREEAM so that, unless and an areaHQM. is designated Additional to hold and/or guidance convey water as part features for gradual of the design, flooding does not occur on any part of the site for a 1 in 30 year rainfall event. release includes designing the drainage system so that, unless an area 4 If innovatively designed, SuDS can provide an amenity space for residents, encouraging communal Discharge Direct to a water is designatedspace forto socialising hold andand/or opportunities convey to enhanc watere ecology, as over part and above of the their primarydesign, purpose of rainwater source Discharge flooding naturaldoes drainage not tooccur minimise riskon ofany flooding. part of the site for a 1 in 30 year 5 To a surface water rainfall event. sewer / drain Different Forms of If innovatively designed, SuDS can provide an amenity space Different Forms of Sustainable Drainage To the combined Sustainable Drainage sewer for residents, encouraging communal space for socialising and © Hoare Lea LLP opportunities to enhance ecology, over and above their primary purpose of natural drainage to minimise risk of flooding. Rainwater Green / Brown Harvesting / Blue Roofs

Permeable Raingardens Bio-Retention pavements / surfaces

Swales Detention basin / ponds

40 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017 Transport for London’s Property Development Environmental Principles Ecology and Flood Risk – Policy overview and guidance London Plan Drainage Strategy

Sustainable Urban Drainage Systems Store rainwater for later use The London Plan includes the drainage strategy, as 1 outlined opposite. It is intended to ensure that all practical and reasonable measures are taken to manage surface water higher up the hierarchy and Infiltration techniques (porous that the amount of surface water managed at the 2 surfaces in non-clay areas) bottom of the hierarchy is minimised.

Other guidance includes DEFRA’s non-statutory technical standards for sustainable drainage systems 3 Attenuate rainwater in which largely echoes the guidance set out in BREEAM and HQM. Additional guidance includes ponds or open water designing the drainage system so that, unless an area is designated to hold and/or convey water as part features for gradual of the design, flooding does not occur on any part of the site for a 1 in 30 year rainfall event. 4 release If innovatively designed, SuDS can provide an amenity space for residents, encouraging communal Discharge Direct to a water rainwater source space for socialising and opportunities to enhance ecology, over and above their primary purpose of Discharge natural drainage to minimise risk of flooding. 5 To a surface water sewer / drain

Different Forms of Sustainable Drainage To the combined sewer © Hoare Lea LLP

Rainwater Green / Brown Harvesting / Blue Roofs

Permeable Raingardens Bio-Retention pavements / surfaces

Swales Detention basin / ponds

41 Transport for London’s Property Development Environmental Principles Ecology and Flood Risk – Best practice examples

Transport for London’s Property Development Environmental Principles Ecology and Flood Risk – Best practice examples University of Greenwich – SuDS Strategy Green Walls – 20 Fenchurch Street The Stockwell Street development showcases a range of biodiverse roofs, including innovative urban agriculture initiatives. Rainwater run-off attenuation is provided through The 20 Fenchurch Street development green roofs, permeable paving and ponds, thus reducing and delaying discharge of water run- incorporates 7,600 sq ft of green wall space off to the drainage system. that wraps the ground floor facade.

Half the area is designed as roof gardens Using a hydroponic system, the wall supports (‘intensive green roofs’) and are accessible 52,000 plants that are fed with water and Transport forfor London’sLondon’s Property Propertyto landscape Development Development architecture Environmental Environmental Principles students Principles and staff nutrients. for teaching and research. The roof Ecology andand FloodFlood Risk Risk – – Policy Policy overview overview and and guidance guidance gardens have an expanding plant collection, In addition to softening the streetscape, this KeyKey Policies Policies aMayorMayor vegetable of London:of London: The The London London Plan Plan garden, fruit trees, hedges, (Chapter(Chapter 5 and 5 and Chapter Chapter 7) 7) The LondonThe London Plan contains Plan contains specific specific policies policies and standards and standards for green for green green wall provides visual interest, improves air University of Greenwich – SuDS Strategy EcologyHomeHome Quality Quality Mark Mark andinfrastructure Floodinfrastructure and sustainable and sustainable drainage. drain TheRisk:age. following The following sources sources of guidance of guidanceBest practice examples lawnsReferRefer to toLocal Local Authority Authorityand guidance guidance ponds. may alsomay be also helpful be helpful in achieving in achieving high standards. high standards. Green Walls – 20 Fenchurch Street quality, and reduces building cooling loads. Assessing the the flood flood risk risk level level of of a a site site and and designing designing in in potential potential mitigation mitigation measures measures contributes contributes to to the longevity longevity of of the the proposed proposed development development in in a changinga changing climate climate as aswell well as potential as potential insurance insurance costs costs HomeHome Quality Quality Mark /Mark BREEAM / BREEAM down the the line. line. Therefore Therefore where where feasible feasible developers developers should should design design out out the the potential potential for forflooding. flooding. All All The Stockwell Street development showcasescalculations a must range account for climate of change biodiverse in accordance with current bestroofs, practice national including• Carry• Carry out site-specific out site-specific flood riskflood assessments risk assessments (FRA). (FRA). calculations must account for climate change in accordance with current best practice national • Increase the resilience and resistance of the developments to flooding by ensuring planning guidance. guidance. One One way way this this can can be be done done is isthrough throughThe effective effective landscaping. landscaping.other half of the Stockwell• Increase the resilience and Street resistance of the developmentsroof to flooding by ensuring all habitableall habitable parts ofparts the ofdwelling the dwelling (HQM) (HQM) or ground or groundlevel of leveland access of and to access the to the SuDSWell planned andStrategy designed landscaping can be more than just a pleasant setting for the development. building (BREEAM) are designed to be at least 600mm above the design flood level. innovative urban agriculture initiatives. RainwaterWell planned and designedrun-off landscaping can attenuation be more than just a pleasant setting foris the provided development. Flood Risk throughbuilding (BREEAM) are designed to be at least 600mm above the design flood level.The 20 Fenchurch Street© Hoare development Lea LLP Flood Risk Green Roofs – Biodiversity and flood prevention It can be a green infrastructure that is planned, designed and managed to deliver a range of benefits, It can be a green infrastructure that is planned, designedarea and managed (‘extensive to deliver a range of benefits, green roofs) has a including healthy living; encouraging walking and cycling; enhancing biodiversity and ecological Universityincluding healthy living; of encouraging Greenwich walking and cycling; enhancing biodiversity and ecological • A suitably qualified ecologist must be appointed to carry out an ecology survey of resilience and adaption to climate change. The All London Green Grid provides the strategic spatial • A suitably qualified ecologist must be appointed to carry out an ecology survey of green roofs, permeable paving and ponds, thusresilience andreducing adaption to climate change. and The All London delaying Green Grid provides discharge the strategic spatial of waterthe site, identify local run- best practice guidance and provide recommendations to incorporates 7,600 sq ft of green wall space framework for this green infrastructure. In a densershallower city the greening of the public realmdepth and the of soil. theIt site, is identify used local best practice for guidance solar and provide recommendations to Adelaide Wharf, Haggerston buildingsframework will for be this increasingly green infrastructure. important in order In a denser to provide city all the Londoners greening withof the high public quality, realm liveable and the protect, maintain and enhance ecology on site. All recommendations should be protect, maintain and enhance ecology on site. All recommendations should be neighbourhoods.buildings will be increasingly Therefore, important development in order should to incorporate provide all Londoners landscaping with that high integrates quality, liveablethe incorporated. off to the drainage system. developmentneighbourhoods. with the Therefore, All London development Green Grid and should also achieves incorporate a net gain landscaping in biodiversity. that integrates the • Carryincorporated. out removal, limiting or disposal of invasive, pest and diseased species in line that wraps the ground floor facade. development with the All London Green Grid and alsopanel achieves a net gainand in biodiversity. as an experimentalwith• bestCarry practice out removal, guidance. area limiting or disposal for of invasive, pest and diseased species in line The London Plan sets out policies with regard to flood risk and the use of sustainable urban drainage • Protectwith and best enhance practice the guidance.ecological value and features of the site to be greater than systemsThe London (SUDS) Plan in sets new out development. policies with These regard policies to flood require risk developers and the use to of aim sustainable for greenfield urban run-off drainage Biodiversity • Protect and enhance the ecological value and features of the site to be greater than

Biodiversity pre-development ecological and implement recommendations from ecologist. rates.systems Given (SUDS) that inmost new development development. will These take place policies ontesting brownfield require developers sites thatto lackdifferent aim sustainable for greenfield drainage, run-off sedum-relatedpre-development ecological seed and implem ent recommendations from ecologist. Half the area is designed as roof gardens thisrates. will Given generally that most require development that developments will take place will need on brownfield to reduce sites their that peak lack rate sustainable of run-off. drainage, A The green roof was an integral part of planning permission for reductionthis will generally of at least require 50% is required that developments in these cases. will need to reduce their peak rate of run-off. A Using a hydroponic system, the wall supports reduction of at least 50% is required in these cases. mixtures. (‘intensive green roofs’) and are accessible The Mayor of London also sets out policies relating to protecting and enhancing biodiversity, including this Ecohomes “excellent” development. trees.The Mayor It also of encourages London also developers sets out to policies use land relating for growing to protecting food for and example enhancing through biodiversity, initiatives including such 52,000 plants that are fed with water and astrees. ‘Capital It also Growth’ encourages (Policy developers 7.21 – 7.22). to useHQM land also for en growingcourages food space for for example growing through food, but initiatives specifies such to landscape architecture students and staff theas ‘Capital importance Growth’ of suitable(Policy 7.21 management – 7.22). HQM and maintenance also encourages arrangements, space for growing including food, selection but specifies of appropriatethe importance plants of for suitable season and management location. and maintenance arrangements, including selection of nutrients. appropriate plants for season and location. This development demonstrates innovative It is also important to incorporate local authority advice, including borough specific Surface Water This was in order to contribute to improved biodiversity in the for teaching and research. The roof ManagementIt is also important Plans. The to incorporateHome Quality local Mark authority and BREadvice,EAM outline including key borough targets relating specific to Surface flood risk Water managementManagement asPlans. well The as enhancingHome Quality the ecological Mark and value BREEAM of the outline site. keyDevelopments targets relating must to consider flood risk innovative measures to incorporate flood risk management, enhance ecological value whilst providing management as well as enhancing the ecological valuesolutions of the site. Developments for must considersustainable drainage, public recreational and communal space. TfL expects to see developments that demonstrate net gain gardens have an expanding plant collection, innovative measures to incorporate flood risk management, enhance ecological value whilst providing area and to provide habitat for local species, particularly the Black in overall biodiversity and achieve pre-development or greenfield run-off rates. In addition to softening the streetscape, this public recreational and communal space. TfL expectsenhancing to see developments that demonstrate ecology net gain as well as incorporating a vegetable garden, fruit trees, hedges, in overall biodiversity and achieve pre-development or greenfield run-off rates. Redstart. Rev. E green wall provides visual interest, improves air renewables and opportunities for food 26 lawns and ponds. Rev. E quality,26 and reduces building cooling loads. growth and education. This brown roof increases water attenuation and slows down The other half of the Stockwell Street roof runoff to the adjacent canal, thus helping to prevent localised area (‘extensive green roofs) has a © Hoare Lea LLP Green Roofs – Biodiversity and© Hoare flood Lea prevention LLP flooding. shallower depth of soil. It is used for solar The Stockwell Street development showcases a range of The otherAdelaide half of the Wharf, Stockwell Haggerston Street roof area (‘extensive green panel and as an experimental area for biodiverse roofs, including innovative urban agriculture roofs) has a shallower depth of soil. It is used for solar panel initiatives. Rainwater run-off attenuation is provided through and as an experimental area for testing different sedum-related testing different sedum-related seed green roofs, permeable paving and ponds, thus reducing and seed mixtures.The green roof was an integral part of planning permission for delaying discharge of water run-off to the drainage system. mixtures. This developmentthis Ecohomes demonstrates “excellent” innovative development. solutions for Half the area is designed as roof gardens (‘intensive green roofs’) sustainable drainage, enhancing ecology as well as incorporating This development demonstrates innovative and are accessibleRev. to Elandscape architecture students and staff renewables and opportunities for food growth and education. for teaching and research. The roof gardens have an expanding This was in order to contribute to improved biodiversity in the 28 solutions for sustainable drainage, plant collection, a vegetable garden, fruit trees, hedges, lawns area and to provide habitat for local species, particularly the Black enhancing ecology as well as incorporating and ponds. Redstart. renewables and opportunities for food growth and education. This brown roof increases water attenuation and slows down runoff to the adjacent canal, thus helping to prevent localised 42 © Hoare Lea LLP Tfl flooding.Property Development: Environmental Principles for Tfl Development Partners - October 2017

Rev. E 28 Transport for London’s Property Development Environmental Principles Ecology and Flood Risk – Best practice examples

Transport for London’s Property Development Environmental Principles

University of Greenwich – SuDS Strategy Ecology and Flood Risk – Best practice examples Green Walls – 20 Fenchurch Street The Stockwell Street development showcases a range of biodiverse roofs, including innovative urban agriculture initiatives. Rainwater run-off attenuation is provided through The 20 Fenchurch Street development green roofs, permeable paving and ponds, thus reducing and delaying discharge of water run- incorporates 7,600 sq ft of green wall space off to the drainage system. that wraps the ground floor facade.

Half the area is designed as roof gardens Using a hydroponic system, the wall supports (‘intensive green roofs’) and are accessible 52,000 plants that are fed with water and to landscape architecture students and staff nutrients. for teaching and research. The roof gardens have an expanding plant collection, In addition to softening the streetscape, this a vegetable garden, fruit trees, hedges, green wall provides visual interest, improves air Ecologylawns andand ponds. Flood Risk: Best practice examples quality, and reduces building cooling loads.

The other half of the Stockwell Street roof University of Greenwich – SuDS Strategy © Hoare Lea LLP Green Roofs – Biodiversity and flood prevention area (‘extensive green roofs) has a Green Walls – 20 Fenchurch Street Green Walls Green Roofs – Biodiversity and flood prevention shallower depth of soil. It is used for solar Adelaide20 Fenchurch Wharf, Street Haggerston Adelaide Wharf, Haggerston The Stockwell Street development showcases a range ofpanel biodiverse and as an roofs, experimental including area for innovative urban agriculture initiatives. Rainwater run-offtesting attenuation different issedum-related provided through seed The 20 Fenchurch Street developmentThe green roof was an integral part of planning permission for green roofs, permeable paving and ponds, thus reducingmixtures. and delaying discharge of water run- incorporates 7,600 sq ft of green wall spacethis Ecohomes “excellent” development. off to the drainage system. that wraps the ground floor facade. This development demonstrates innovative This was in order to contribute to improved biodiversity in the solutions for sustainable drainage, Half the area is designed as roof gardens Using a hydroponic system, the wall supportsarea and to provide habitat for local species, particularly the Black enhancing ecology as well as incorporating (‘intensive green roofs’) and are accessible 52,000 plants that are fed with waterRedstart. and to landscape architecture students and staff renewables and opportunities for food growth and education. nutrients. for teaching and research. The roof This brown roof increases water attenuation and slows down gardens have an expanding plant collection, runoff to the adjacent canal, thus helping to prevent localised In addition to softening© Hoare Lea the LLP streetscape,flooding. this a vegetable garden, fruit trees, hedges, green wall provides visual interest, improves air lawns and ponds. quality, and reduces building cooling loads. The 20 Fenchurch Street development incorporates 7,600 sq The green roof was an integral part of planning permission ft of green wall space that wraps the ground floor facade. for this Ecohomes “excellent” development. The other half of the Stockwell Street roof Using a hydroponic system, the wall supports 52,000 plants This was in order to contribute to improved biodiversity in area (‘extensive green roofs) has a © Hoare Lea LLP Green Roofs – Biodiversity and flood preventionthat are fed with water and nutrients. the area and to provide habitat for local species, particularly the Black Redstart. shallower depth of soil. It is used for solar Rev. E Adelaide Wharf, Haggerston In addition to softening the streetscape, this green wall provides visual interest, improves air quality, and reduces This brown roof increases water28 attenuation and slows panel and as an experimental area for building cooling loads. down runoff to the adjacent canal, thus helping to prevent testing different sedum-related seed The green roof was an integral part of planning permission for localised flooding. mixtures. this Ecohomes “excellent” development.

This development demonstrates innovative This was in order to contribute to improved biodiversity in the solutions for sustainable drainage, area and to provide habitat for local species, particularly the Black 43 enhancing ecology as well as incorporating Redstart. renewables and opportunities for food growth and education. This brown roof increases water attenuation and slows down runoff to the adjacent canal, thus helping to prevent localised © Hoare Lea LLP flooding.

Rev. E 28 Transport forfor London’sLondon’s Property Property Development Development Environmental Environmental Principles Principles Ecology andand FloodFlood Risk Risk – – Policy Policy overview overview and and guidance guidance

KeyKey Policies Policies MayorMayor of London:of London: The The London London Plan Plan (Chapter(Chapter 5 and 5 and Chapter Chapter 7) 7) The LondonThe London Plan contains Plan contains specific specific policies policies and standards and standards for green for green EcologyHomeHome Quality Quality Mark Mark andinfrastructure Floodinfrastructure and sustainable and sustainable drainage. drain TheRisk:age. following The following sources sources of guidance of guidanceAssessment criteria ReferRefer to toLocal Local Authority Authority guidance guidance may alsomay be also helpful be helpful in achieving in achieving high standards. high standards.

Assessing the the flood flood risk risk level level of of a a site site and and designing designing in in potential potential mitigation mitigation measures measures contributes contributes to to the longevity longevity of of the the proposed proposed development development in in a changinga changing climate climate as aswell well as potential as potential insurance insurance costs costs HomeHome Quality Quality Mark /Mark BREEAM / BREEAM down the the line. line. Therefore Therefore where where feasible feasible developers developers should should design design out out the the potential potential for forflooding. flooding. All All calculations must account for climate change in accordance with current best practice national • Carry• Carry out site-specific out site-specific flood riskflood assessments risk assessments (FRA). (FRA). calculations must account for climate change in accordance with current best practice national • Increase the resilience and resistance of the developments to flooding by ensuring planning guidance. guidance. One One way way this this can can be be done done is isthrough through effective effective landscaping. landscaping. • Increase the resilience and resistance of the developments to flooding by ensuring all habitableall habitable parts ofparts the ofdwelling the dwelling (HQM) (HQM) or ground or groundlevel of leveland access of and to access the to the Well planned and designed landscaping can be more than just a pleasant setting for the development. building (BREEAM) are designed to be at least 600mm above the design flood level. GuidanceWell planned and designed landscaping can be more than just a pleasant setting for the development. Flood Risk building (BREEAM) are designed to be at least 600mm above the design floodHow level. will your development achieve a net gain in It can be a green infrastructure that is planned, designed and managed to deliver a range of benefits, Flood Risk It can be a green infrastructure that is planned, designed and managed to deliver a range of benefits, including healthy living; encouraging walking and cycling; enhancing biodiversity and ecological including healthy living; encouraging walking and cycling; enhancing biodiversity and ecological • A suitably qualified ecologist must be appointed to carry out an ecology survey of resilience and adaption to climate change. The All London Green Grid provides the strategic spatial • A suitably qualified ecologist must be appointed to carry out an ecology surveygreen of infrastructure? How will this be maintained Theresilience andassessment adaption to climate change. Thecriteria All London Green will Grid provides be the strategicbased spatial on howthe site, the identify local following best practice guidance and provide recommendations to framework for this green infrastructure. In a denser city the greening of the public realm and the the site, identify local best practice guidance and provide recommendations to buildingsframework will for be this increasingly green infrastructure. important in order In a denser to provide city all the Londoners greening withof the high public quality, realm liveable and the protect, maintain and enhance ecology on site. All recommendations should be protect, maintain and enhance ecology on site. All recommendations should be issuesneighbourhoods.buildings will be increasinglyare Therefore, addressed: important development in order should to incorporate provide all Londoners landscaping with that high integrates quality, liveablethe incorporated. during the operation of the development? developmentneighbourhoods. with the Therefore, All London development Green Grid and should also achieves incorporate a net gain landscaping in biodiversity. that integrates the • Carryincorporated. out removal, limiting or disposal of invasive, pest and diseased species in line development with the All London Green Grid and also achieves a net gain in biodiversity. with• bestCarry practice out removal, guidance. limiting or disposal of invasive, pest and diseased species in line •The LondonOutline Plan sets out policiesyour with regard approach to flood risk and the useto of sustainable meeting urban drainage regional• Protectandwith and best enhancelocal practice the guidance.ecological planning value and features of the site to be greater than systemsThe London (SUDS) Plan in sets new out development. policies with These regard policies to flood require risk developers and the use to of aim sustainable for greenfield urban run-off drainage Biodiversity • Protect and enhance the ecological value and features of the site to be greater than

Biodiversity pre-development ecological and implement recommendations from ecologist. How will you manage and mitigate on-site and rates.systemspolicies Given (SUDS) that inmost new development development. relating will These take place policies to on brownfield require landscaping developers sites that to lack aim sustainable for greenfield drainage,and run-off flood riskpre-development mitigation. ecological and implement recommendations from ecologist. thisrates. will Given generally that most require development that developments will take place will need on brownfield to reduce sites their that peak lack rate sustainable of run-off. drainage, A reductionthis will generally of at least require 50% is required that developments in these cases. will need to reduce their peak rate of run-off. A off-site flood risk and ensure your developments reductionOutline of at least 50% ishow required in thesedevelopments cases. on your site would be made The Mayor of London also sets out policies relating to protecting and enhancing biodiversity, including trees.The Mayorresilient It also of encourages London also developers setsto out tothe policies use land relating possibility for growing to protecting food for and example enhancing of through biodiversity, a initiatives 1-in-50 including such year flood. achieve pre-development run-off rates? astrees. ‘Capital It also Growth’ encourages (Policy developers 7.21 – 7.22). to useHQM land also for en growingcourages food space for for example growing through food, but initiatives specifies such theas ‘Capital importance Growth’ of suitable(Policy 7.21 management – 7.22). HQM and maintenance also encourages arrangements, space for growing including food, selection but specifies of •appropriatethe importanceHow plants of forwill suitable season and managementyour location. anddevelopment maintenance arrangements, including proposals selection of achieve greenfield run appropriate plants for season and location. It is also important to incorporate local authority advice, including borough specific Surface Water ManagementIt is alsooff important Plans.rates The to incorporateHome (include Quality local Mark authority and BRE advice,examplesEAM outline including key borough targets relating specificof torun Surface flood risk Water off rates from previous managementManagement asPlans. well The as enhancingHome Quality the ecological Mark and value BREEAM of the outline site. keyDevelopments targets relating must to consider flood risk innovative measures to incorporate flood risk management, enhance ecological value whilst providing management as well as enhancing the ecological value of the site. Developments must consider publicprojects) recreational and communal space. TfL expects to see developments that demonstrate net gain innovative measures to incorporate flood risk management, enhance ecological value whilst providing in overall biodiversity and achieve pre-development or greenfield run-off rates. public recreational and communal space. TfL expects to see developments that demonstrate net gain •in overallOutline biodiversity and achieveyour pre-development approach or greenfield run-off to rates. enhancing the ecological value or Rev. E natural patterns of the site. 26 Rev. E • Provide examples of previous projects where you have 26 provided landscaping within developments of varying size and implemented sustainable urban drainage systems. • Explain how you believe the landscaping proposals will integrate with the London All Green Grid and deliver a net gain in biodiversity.

44 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

Ecology and Flood Risk: Assessment criteria

Selected References Mayor of London: The London Plan (Chapter 5): https://www.london.gov.uk/sites/default/files/the_london_plan_malp_ march_2016_-_chapter_5_-_londons_response_to_climate_change.pdf Mayor of London: The London Plan (Chapter 7): https://www.london.gov.uk/sites/default/files/the_london_plan_malp_ march_2016_-_chapter_7_-_londons_living_spaces_places.pdf Mayor of London: London Sustainable Drainage Action Plan: https://www.london.gov.uk/sites/default/files/lsdap_final.pdf BRE: Home Quality Mark Technical Manual: http://www.homequalitymark.com/ DEFRA: Sustainable Drainage Systems (March 2015): https://www.gov.uk/government/uploads/system/uploads/attachment_data/ file/415773/sustainable-drainage-technical-standards.pdf Mayor of London: Greening London: https://www.london.gov.uk/WHAT-WE-DO/environment/parks-green-spaces- and-biodiversity/greening-london UKGBC: Health & Wellbeing in Homes (July 2016): http://www.ukgbc.org/sites/default/files/08453%20UKGBC%20Healthy%20 Homes%20Updated%2015%20Aug%20%28spreads%29.pdf

45 Transport forfor London’sLondon’s Property Property Development Development Environmental Environmental Principles Principles Waste andand MaterialsMaterials – – Policy Policy overview overview and and guidance guidance

KeyKey Policies Policies MayorMayor of ofLondon: London: The The London London Plan Plan (Chapter (Chapter 5) 5) The TheLondon London Plan Plancontains contains specific specific policies policies and standards and standards for reducing for reducing waste waste MayorMayor of ofLondon: London: Sustainable Sustainable Design Design & & duringduring construction construction and ensuringand ensuring that provisionthat provision is made is madefor sustainable for sustainable waste waste ConstructionConstruction Supplementary Supplementary Planning Planning Guidance Guidance managementmanagement in the in finishedthe finished development. development. The following The following sources sources of guidance of guidance WasteLocal authority guidance and Materials: Policy overview and guidance Local authority guidance maymay also alsobe helpful be helpful in achieving in achieving high standardshigh standards. .

The construction industry consumes a large quantity of material and is widely recognised as one of The construction industry consumes a large quantity of material and is widely recognised as one of RelevantRelevant Home Home Quality Quality Mark Mark / BREEAM / BREEAM RelevantRelevant WRAP WRAP the largest producers of waste in the UK, producing around three times the amount domestic the largest producers of waste in the UK, producing around three times the amount domestic GuidanceGuidance GuidanceGuidance households produce.produce. CreditsCredits available available for: for: DesignDesign for Re-use for Re-use and Recovery and Recovery This meansmeans thatthat the the design design and and construction construction of of developments developments has has the the ability ability to tosignificantly significantly • Resource• Resource Management Management Plan (RMP)Plan (RMP) for all for all • Reusing• Reusing existing existing materials materialsThe on site on Mayorsite of London has set out stringent waste management influenceinfluence thethe overalloverall performance performance of of the the UK UK with with regards regards to to waste waste prevention prevention and and recycling recycling producedproduced non-hazardous non-hazardous waste waste or usingor “new”using “new” materials materials with high with high targets.targets. KEY POLICIES • Minimising• Minimising waste waste production production recycledrecycled content content 2 o ≤3.5m3/100m≤3.5m3/100m(HQM)2 (HQM) OffsiteOffsite construction construction targets for the London Boroughs to achieve, increasing o 3 2 The significant quantity of material used in construction means that buildings have a high life cycle o ≤1.6m /100m3 (BREEAM)2 • Utilising ‘Just in Time’ delivery of The significant quantityMayor of material used ofin constr London:uction means that buildings The have a highLondon life cycle Plan (Chaptero ≤1.6m /100m (BREEAM) 5) • Utilising ‘Just in Time’ delivery of environmental impact,impact, with with significant significant greenhouse greenhouse gas gas emissions emissions and and pollution pollution associated associated with with the the • Increasing• Increasing recycling recycling rates rates and diversionand diversion pre fabricatedpre fabricated components componentsrecycling saves saves rates for construction, demolition and household rawraw materialmaterial extraction,extraction, manufacture manufacture and and transport transport of of construction construction products. products. fromfrom landfill landfill wastewaste and time and time • Responsible sourcing of materials Materials optimisation Mayor of London: Sustainable Design &• ResponsibleConstruction sourcing of materials Materials optimisation The developers of residential buildings which implement a sustainable waste strategy do not only • Life Cycle Assessment and Material • Reduce number of materials,waste. Reducing the associated carbon emissions has also been The developers of residential buildings which implement a sustainable waste strategy do not only • Life Cycle Assessment and Material • Reduce number of materials, influence the waste management performance in the demolition and construction phases but environmental product information standardise material dimensions influence the waste management performance in the demolition and construction phases but environmental product information standardise material dimensions through providing the infrastructure forSupplementary waste reduction, reuse and recycling, creating Planning a legacy for Guidance• Fabric resilience and durability accounting and utilise repetition through providing the infrastructure for waste reduction, reuse and recycling, creating a legacy for • Fabric resilience and durability accounting and utilise repetitionaddressed, through advocating that waste should be handled, re- sustainable waste management for future residents. Construction Waste for future climate. Flexible deconstruction sustainable waste management for future residents. Construction Waste for future climate. Flexible deconstruction • Committing to an early stage The Mayor of London has set out stringent waste managementLocal targets authority for the London Boroughs guidance agreement• Committing of all parties to an used, forearly low stage recycled and recovered within London. toThe achieve, Mayor increasing of London recycling has set ratesout stringent for constr wastuction,e management demolition targetsand household for the Londonwaste. Reducing Boroughs wasteagreement maintenance of andall parties flexible for low theto achieve, associated increasing carbon emissionsrecycling rateshas also for been constr addruction,essed, demolition through advocating and household that waste waste. should Reducing be disassemblywaste maintenance and flexible handled,the associated re-used, carbon recycled emissions and recovered has also within been addrLondon.essed, through advocating that waste should be disassembly handled, re-used, recycled and recovered within London. Industry best practice advances on the Mayor’s vision, through Industry best practice advances on the Mayor’s vision, through considering the whole life cycle Home Quality Mark TheimpactIndustry of construction besta building. practice Demolition advances wasteon the should Mayor’ beindustrys usedvision, as througha construction considering consumes resource the wholeand the life building cycle a large• quantityConsultationHome Quality with Mark the Waste of Collection material considering the whole life cycle impact of a building. Demolition isimpact constructed of a building. to design Demolition out waste waste throughout should its be lifetime used as and a construction end of life. resource and the building Authority• Consultation (WCA) withregarding the Waste type of Collection is constructed to design out waste throughout its lifetime and end of life. recyclingAuthority streams (WCA) and type regarding of containers type of waste should be used as a construction resource and the building andTfL have isan aspiration widely to minimise recognisedwaste arising as far as practical throughas one both design of and the largest• Include producersrecycling dedicated streams internal and spacetype ofwithof containers fixed waste constructionTfL have an aspirationstrategies towith minimise consideration waste towardsarising as practical far as practical operational through waste both management design and for units• Include to store dedicated recyclable internal and compostable space with fixed intheconstruction thefuture occupants. strategiesUK, Responsible with producing consideration and sustainable towards sourcing practical around of materials operational over waste athree 60 yearmanagement life cycled times for the amountwasteunits to store recyclable domestic and compostable is constructed to design out waste throughout its lifetime and mustthe future also be occupants. considered. Responsible and sustainable sourcing of materials over a 60 year life cycled waste Management must also be considered. BREEAM Management end of life. households produce. • ProvisionBREEAM of waste management facilities – 2m• 2Provisionper 1000m of2 ofwaste floor management space facilities –

Provision for Sustainable Waste 2m2 per 1000m2 of floor space ThisRev. E means that the design and constructionProvision for Sustainable Waste of developments TfL have an aspiration to minimise waste arising as far as Rev. E 30 has the ability to significantly influence the overall performance practical30 through both design and construction strategies with of the UK with regards to waste prevention and recycling targets. consideration towards practical operational waste management for the future occupants. Responsible and sustainable sourcing of The significant quantity of material used in construction means materials over a 60 year life cycled must also be considered. that buildings have a high life cycle environmental impact, with significant greenhouse gas emissions and pollution associated with the raw material extraction, manufacture and transport of construction products. The developers of residential buildings which implement a sustainable waste strategy do not only influence the waste management performance in the demolition and construction phases but through providing the infrastructure for waste reduction, reuse and recycling, creating a legacy for sustainable waste management for future residents.

46 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

The London Plan contains specific policies and standards for reducing waste during construction and ensuring that provision is made for sustainable waste management in the finished development. The following sources of guidance may also be helpful in achieving high standards.

Relevant Home Quality Mark / BREEAM Guidance Relevant WRAP Guidance

Credits available for: Design for Re-use and Recovery: • Resource Management Plan (RMP) for all produced non-hazardous waste • Reusing existing materials on site or using “new” materials with high recycled • Minimising waste production content • ≤3.5m3/100m2 (HQM) • Offsite construction • ≤1.6m3/100m2 (BREEAM) • Utilising ‘Just in Time’ delivery of pre fabricated components saves waste and time • Increasing recycling rates and diversion from landfill • Materials optimisation • Responsible sourcing of materials • Reduce number of materials, standardise material dimensions and utilise • Life Cycle Assessment and Material environmental product information repetition • Fabric resilience and durability accounting for future climate. • Flexible deconstruction Construction Waste Construction • Committing to an early stage agreement of all parties for low waste maintenance and flexible disassembly

Home Quality Mark • Consultation with the Waste Collection Authority (WCA) regarding type of recycling streams and type of containers • Include dedicated internal space with fixed units to store recyclable and compostable waste BREEAM Biodiversity Biodiversity • Provision of waste management facilities – 2m2 per 1000m2 of floor space

47 Transport for London’s Property Development Environmental Principles Waste and Materials – Policy overview and guidance

Waste and Materials: Policy overview and guidance (continued) Circular Economy

The Waste Hierarchy Circular Economy Applying the waste hierarchy is a legal requirement in the UK but The circular economy is an alternate model to the current The Wasteit also Hierarchyleads to reduced waste disposal costs. Reusing reclaimable economies of developed countries. Rather than the linear system Applyingmaterials the waste saveshierarchy on is the a legal purchase requireme ofnt inraw the materialsUK but it also and leads maximising to reduced of create, make and dispose, the circular economy; similar to the waste recyclingdisposal costs. rates Reusing reduces reclaimable the quantitymaterials saves of wasteon the purchaserequired of toraw pay materials and waste hierarchy, considers more sustainable methods of waste maximisinglandfill recycling tax. rates reduces the quantity of waste required to pay landfill tax. management. Measures should be taken to ensure that materials and assets are kept at their highest value for as long as possible. Maintenance and repairs therefore needs to be considered at the StoppingStopping waste waste from from occurring occurring through using earliest stages of design and specification. Reference should be PREVENTIONPrevention throughless material using lessor creating material more or creatingdurable made to the London Economy Circular Route Map. moreproducts. durable products. The main emphasis of the circular economy is to give precedence Cleaning,Cleaning, repairing repairing and and refurbishing refurbishing to sustain to keeping the natural resource within the product, for as long as PreparingPREPARING for re-use sustain the longevity of the product. FOR RE-USE the longevity of the product. possible. This is done through maintaining and reusing products before remanufacturing and recycling. Opportunities to treat waste using localThe waste circular sites economy identified is an alternate in the modellocal toWaste the current Development economies of developed countries. Breaking down waste into its constituent Breaking down waste into its Plan documents.Rather than These the linear sites system are safeguarded of create, make and and havedispose, been the circular economy; similar to the RECYCLINGRecycling constituentcomponents components to create new to orcreate the same mapped outwaste at hierarchy,https://maps.london.gov.uk/webmaps/waste/ considers more sustainable methods of waste management. Measures should be newproduct. or the same product. taken to ensure that materials and assets are kept at their highest value for as long as possible. Includes anaerobic digestion, Adopting Maintenanceprinciples andof therepairs circular therefore economy needs to becan co nsideredsignificantly at the earliest stages of design and Includes anaerobic digestion, incineration with specification. Reference should be made to the London Economy Circular Route Map. RecoveryRE- incinerationenergy recovery, with energy fuels from recovery, waste, where affect waste management costs. Ensuring materials and products COVERY fuelsenergy from is waste,salvaged where from theenergy waste is and utilised.are returned to the manufacturer can drive the elimination of salvaged from the waste and utilised. waste, as theThe maincost emphasis of disposal of the iscircular passed economy back is to to the give supplier.precedence The to keeping the natural resource within the product, for as long as possible. This is done through maintaining and reusing products supplier is then incentivised to reuse the material or product. DISPOSAL LandfillLandfill and incinerationincineration withoutwithout energy before remanufacturing and recycling. Opportunities to treat waste using local waste sites energyrecovery. recovery. The circularidentified economy in the localprinciples Waste Development align well withPlan documents. the sustainable These sites are safeguarded and have been mapped out at https://maps.london.gov.uk/webmaps/waste/ © Hoare Lea LLP sourcing of materials such as the BES, ISO, FSC standards and Life Cycle Assessment,Adopting principles as products of the circular which economy are re-used, can significantly repaired affect and waste management costs. recycled haveEnsuring lower materials associated and products environmental are returned to impact the manufacturer associated can drive the elimination of with raw materialwaste, as the extraction cost of disposal and ismanufacture. passed back to the supplier. The supplier is then incentivised to reuse the material or product.

The circular economy principles align well with the sustainable sourcing of materials such as the BES, ISO, FSC standards and Life Cycle Assessment, as products which are re-used, repaired and Rev. E 48 Tfl Propertyrecycled Development: have lower Environmental associated en Principlesvironmental for Tfl impact Development associated Partners with raw- October material 2017 extraction and manufacture. 31 Transport for London’s Property Development Environmental Principles Waste and Materials – Policy overview and guidance

Circular Economy

The Waste Hierarchy Applying the waste hierarchy is a legal requirement in the UK but it also leads to reduced waste disposal costs. Reusing reclaimable materials saves on the purchase of raw materials and maximising recycling rates reduces the quantity of waste required to pay landfill tax.

Stopping waste from occurring through using Prevention less material or creating more durable products.

Cleaning, repairing and refurbishing to sustain Preparing for re-use the longevity of the product.

The circular economy is an alternate model to the current economies of developed countries. Breaking down waste into its constituent Rather than the linear system of create, make and dispose, the circular economy; similar to the Recycling components to create new or the same waste hierarchy, considers more sustainable methods of waste management. Measures should be product. taken to ensure that materials and assets are kept at their highest value for as long as possible. 49 Maintenance and repairs therefore needs to be considered at the earliest stages of design and Includes anaerobic digestion, incineration with specification. Reference should be made to the London Economy Circular Route Map. Recovery energy recovery, fuels from waste, where energy is salvaged from the waste and utilised. The main emphasis of the circular economy is to give precedence to keeping the natural resource within the product, for as long as possible. This is done through maintaining and reusing products Landfill and incineration without energy before remanufacturing and recycling. Opportunities to treat waste using local waste sites recovery. identified in the local Waste Development Plan documents. These sites are safeguarded and have been mapped out at https://maps.london.gov.uk/webmaps/waste/ © Hoare Lea LLP Adopting principles of the circular economy can significantly affect waste management costs. Ensuring materials and products are returned to the manufacturer can drive the elimination of waste, as the cost of disposal is passed back to the supplier. The supplier is then incentivised to reuse the material or product.

Waste and Materials: Policy overview and guidance (continued)

Life Cycle Impact/Assessment (LCA) TfL aspire for the use Life Cycle Assessment because the Life Cycle Assessment or LCA can be defined as a systematic developments will be built using more locally sourced, low inventory and analysis of the environmental effect that is caused processed and highly recyclable material, providing valuable by a product or process starting from the extraction of raw downstream benefits such as ease of construction/demolition materials, production, use, leading up to the waste treatment and high resource recovery and recycling. and disposal, usually termed ‘Cradle to Grave’. The inventory will contain information about the material, including: • The components from which the product is made • Where the raw material was extracted • Embodied carbon emissions and by-products of processing and manufacturing • Pollution and greenhouse gas emissions associated with transportation • Longevity of the product, factoring repair or replacement • Method of recovery, recycling or disposal. Standards such as the ISO 14044:2006 provide the framework for the accepted method for Life Cycle Assessment. It explains the scope of LCA and provides key guidance on the standardised phases of Life Cycle Assessment. Life Cycle Assessment is advantageous to sustainable building design as materials can be chosen based upon their life cycle environmental impacts. The use of third party certified Environmental Product Declarations can streamline the LCA process as material data is provided by the manufacturer.

50 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017 Transport for London’s Property Development Environmental Principles Waste and Materials – Policy overview and guidance

Low Environmental Impact of Materials Green Guide to Specification The Green Guide to Specification, created by the Building Research Establishment to support BREEAM, gives ratings to materials with low environmental impact in their life cycle. It a form of Life Cycle Assessment of materials and products in order to achieve the ratings. Responsible Sourcing It is considered good practice for the specification of materials for a building to be responsibly sourced, through manufacturing and processing to overall process Life Cycle Impact/Assessment (LCA) management which involve organisational management, supply chain management and environmental and social issues. Certifications which demonstrate this include: Life Cycle Assessment or LCA can be defined as a systematic inventory and analysis of the environmental effect that is caused by a product or process starting from the extraction of raw • BES 6001 / ISO14001 materials, production, use, leading up to the waste treatment and disposal, usually termed ‘Cradle • FSC / PEFC to Grave’. The inventory will contain information about the material, including: TfL expect that all developments will be constructed using high levels of responsibly sourced materials which will include materials that are reusable or have been recycled. • The components from which the product is made Low Environmental Impact of Materials This should be in line with the latest GLA Responsible Procurement Policy. • Where the raw material was extracted • Embodied carbon emissions and by-productsGreen of processing Guide andto Specificationmanufacturing • Pollution and greenhouse gas emissions associatedThe Green with Guidetransportation to Specification, created by the Building • Longevity of the product, factoring repair orResearch replacement Establishment to support BREEAM, gives ratings to Material • Method of recovery, recycling or disposal. Disposal materials with low environmental impact in their life cycle. It a extraction form of Life Cycle Assessment of materials and products in order Standards such as the ISO 14044:2006 provide tothe achieve framework the ratings.for the accepted method for Life Transport Cycle Assessment. It explains the scope of LCA and provides key guidance on the standardised Transport phases of Life Cycle Assessment. Responsible Sourcing It is considered good practice for the specification of materials Life Cycle Assessment is advantageous to sustainaforble a building building todesign be responsibly as materials sourced,can be chosen through manufacturing based upon their life cycle environmental impacts.and The processing use of third to overallparty certified process Environmental management which involve Product Declarations can streamline the LCA processorganisational as material management, data is provided supply by thechain management manufacturer. and environmental and social issues. Certifications which Life Cycle demonstrate this include: Assessment Transport TfL aspire for the use Life Cycle Assessment becauseBES 6001 the / developmentsISO14001 will be built using more locally sourced, low processed and highly recyclable material, providing valuable downstream Transport FSC / PEFC Use Processing benefits such as ease of construction/demolition and high resource recovery and recycling. TfL expect that all developments will be constructed using high levels of responsibly sourced materials which will include materials that are reusable or have been recycled. This should be Transport in line with the latest GLA Responsible Procurement Policy.

Rev. E 32

51 Transport for London’s Property Development Environmental Principles Waste and Materials – Best practice examples

Quadrant Court, Brent, London Transport for London’s Property Development Environmental Principles Future urban waste disposal – Increasing efficiency

Aligning with the London borough of Brent's Waste and Materials – Best practice examples waste strategy, the Envac waste transport and Transport forfor London’sLondon’s Property Property Development Development Environmental Environmental Principles Principles storage system simultaneously increases Waste and Materials – Policy overview and guidance Waste and MaterialsQuadrant – Policy overview Court, and Brent, guidance London recycling participation and ease of collection

KeyKey Policies Policies whilst reducing the visual impact of waste MayorMayor of ofLondon: London: The The London London Plan Plan (Chapter (Chapter 5) 5) Future urban waste disposalThe TheLondon London Plan – Plancontains Increasing contains specific specific policies policies and standards and standards for efficiencyreducing for reducing waste waste MayorMayor of ofLondon: London: Sustainable Sustainable Design Design & & duringduring construction construction and ensuringand ensuring that provisionthat provision is made is madefor sustainable for sustainable waste waste ConstructionConstruction Supplementary Supplementary Planning Planning Guidance Guidance storage and collection. managementmanagement in the in finishedthe finished development. development. The following The following sources sources of guidance of guidance WasteLocal authority guidance and Materials: Best practice examples Local authority guidance Barrhead Health and Socialmaymay also Care alsobe helpful be helpful in achieving in achieving Centre, high standardshigh standards. . Glasgow

The construction industry consumes a large quantity of material and is widely recognised as one of The construction industry consumes a large quantity of material and is widely recognised as one of RelevantRelevant Home Home Quality Quality Mark Mark / BREEAM / BREEAM RelevantRelevant WRAP WRAP the largest producers Sustainableof waste in the UK, producing around three Waste times the amount domestic Management Planning – Recovering Costs the largest producers of waste in the UK, producing around three times the amount domestic GuidanceGuidance GuidanceGuidance The development uses a network of households produce.produce. Aligning with the LondonCreditsCredits available borough available for: for: ofDesign Brent'sDesign for Re-use for Re-use and Recovery and Recovery BarrheadThis meansmeans thatthat the the design design Health and and construction construction of andof developments developments Social has has the the ability ability toCare tosignificantly significantly Centre, Glasgow• Resource• Resource Management Management Plan (RMP)Plan (RMP) for all for all • Reusing• Reusing existing existing materials materialsQuadrant on site on site Court, Brent, London influenceinfluence thethe overalloverall performance performance of of the the UK UK with with regards regards to to waste waste prevention prevention and and recycling recycling producedproduced non-hazardous non-hazardous waste waste or usingor “new”using “new” materials materials with high with high underground waste pipes under a vacuum, targets.targets. • Minimising• Minimising waste waste production production recycledrecycled content content 2 Sustainable Wastewaste Management strategy, Planning the – Envac Recoveringo ≤3.5m3/100m waste≤3.5m3/100m Costs(HQM)2 (HQM) transportOffsiteOffsite construction construction andFuture urban waste disposal – Increasing efficiency o 3 2 The significantsignificant quantityquantity of of material material used used in in constr constructionuction means means that that buildings buildings have have a high a high life lifecycle cycle o ≤1.6m≤1.6m/100m3/100m(BREEAM)2 (BREEAM) • Utilising• Utilising ‘Just in ‘Just Time’ in Time’delivery delivery of of which draws the waste bags to a central o environmental impact,impact, with with significant significant greenhouse greenhouse gas gas emissions emissions and and pollution pollution associated associated with with the the • Increasing• Increasing recycling recycling rates rates and diversionand diversion Completed pre fabricatedpre fabricated components components saves in saves2009, The Barrhead Health and Social Care rawraw materialmaterial extraction,extraction, manufacture manufacturestorage and and transport transport of of construction construction products. products. system simultaneouslyfromfrom landfill landfill increaseswastewaste and time and time • Responsible sourcing of materials Materials optimisation • Responsible sourcing of materials Materials optimisation The developers of residential buildings which implement a sustainable waste strategy do not only • Life Cycle Assessment and Material • Reduce number of materials, collection point. This significantly reduces the The developers of residential buildings which implement a sustainable waste strategy do not only • Life Cycle Assessment and Material • Reduce number of materials, influence the waste management performance in the demolition and construction phases but environmental product information buildingstandardise material was dimensions designed to reduce and reuse waste as much influence the waste management performance in the demolition and construction phases but environmental product information standardise material dimensions through providing the infrastructurerecycling for waste reduction, reuse and recycling, participation creating a legacy for and• Fabric resilience ease and durability of accounting collection and utilise repetition through providing the infrastructure for waste reduction, reuse and recycling, creating a legacy for • Fabric resilience and durability accounting and utilise repetition sustainable waste management for future residents. Construction Waste for future climate. Flexible deconstruction sustainable waste management for future residents. Construction Waste for future climate. Flexible deconstruction costs of collection, as waste collection as• possible.Committing to an early stage The Mayor of London has set out stringentwhilst waste management reducing targets for the London Boroughs the visual impact ofagreement• wasteCommitting of all parties to an forearly low stage toThe achieve, Mayor increasing of London recycling has set ratesout stringent for constr wastuction,e management demolition targetsand household for the Londonwaste. Reducing Boroughs wasteagreement maintenance of andall parties flexible for low theto achieve, associated increasing carbon emissionsrecycling rateshas also for been constr addruction,essed, demolition through advocating and household that waste waste. should Reducing be disassemblywaste maintenance and flexible vehicles only have to collect from a single handled,the associated re-used, carbon recycled emissions and recovered has also within been addrLondon.essed, through advocating that waste should be disassembly handled, re-used, recycled and recoveredstorage within London. and collection. Industry best practice advances on the Mayor’s vision, through considering the whole life cycle Home Quality Mark storage unit. Barrhead Health and Social Care Centre, Glasgow impactIndustry of besta building. practice Demolition advances wasteon the should Mayor’ bes usedvision, as througha construction considering resource the wholeand the life building cycle • ConsultationHome Quality with Mark the Waste CollectionThrough minimising the over ordering of construction isimpact constructed of a building. to design Demolition out waste waste throughout should its be lifetime used as and a construction end of life. resource and the building Authority• Consultation (WCA) withregarding the Waste type of Collection is constructed to design out waste throughout its lifetime and end of life. recyclingAuthority streams (WCA) and type regarding of containers type of TfL have an aspiration to minimise waste arising as far as practical through both design and • Includerecycling dedicated streams internal and spacetype ofwith containers fixedmaterial and constant on-site waste segregation at the Sustainable Waste Management Planning – Recovering Costs constructionTfL have an aspirationstrategies towith minimise consideration waste towardsarising as practical far as practical operational through waste both management design and for units• Include to store dedicated recyclable internal and compostable space with fixed theconstruction future occupants. strategies Responsible with consideration andThe sustainable towards sourcing practical developmentof materials operational over waste a 60 yearmanagement life cycled for useswasteunits to store a recyclable network and compostable of mustthe future also be occupants. considered. Responsible and sustainable sourcing of materials over a 60 year life cycled waste Management must also be considered. BREEAM source of production, the project avoided 900 tonnes of Management underground waste pipes• ProvisionBREEAM ofunder waste management facilities a – vacuum, 2m• 2Provisionper 1000m of2 ofwaste floor management space facilities –

Provision for Sustainable Waste 2m2 per 1000m2 of floor space

Provision for Sustainable Waste waste, 97% avoided from landfill. Rev. E which draws the waste bags to a central Completed in 2009, The Barrhead Health and Social Care Rev. E 30 collection point. This significantly reduces the 30 building was designed to reduce and reuse waste as much Completed in 2009, The Barrhead Health and Social ThisCare relatedAligning to a net with saving the London of £90,100, borough of 0.8% Brent’s of thewaste total strategy, as possible. building wascosts designed of to reduce collection, and reuse as waste waste as much collection as the Envac waste transport and storage system simultaneously The Circular Building, The Building Centre, London Design Festival 2016 possible. vehicles only have to collect fromconstruction a single increases costs. recycling These were participation achieved and ease at no of extracollection cost whilst reducing the visual impact of waste storage and collection. Pushing the boundaries - Circular Economy within construction Through minimisingstorage unit.the over ordering of constructionthrough including a Resource Management Plan (RMP) in Through minimising the over ordering of construction material and constant on-site waste segregation at the sourcethe Main ContractThe development Preliminaries uses a network of underground waste material and constant on-site waste segregation at the of production, the project avoided 900 tonnes of waste, 97% pipes under a vacuum, which draws the waste bags to a The Circular Building was designed and built to test the avoided from landfill. central collection point. This significantly reduces the costs current level of innovation in within the construction source of production, the project avoided 900 tonnes of of collection, as waste collection vehicles only have to collect This related to a net saving of £90,100, 0.8% of the total from a single storage unit. supply chain, applying circular economy principles. waste, 97% avoided from landfill. construction costs. These were achieved at no extra cost through including a Resource Management Plan (RMP) in the It features: This related to a net saving of £90,100, 0.8% of the total Main Contract Preliminaries • Structural components which are designed to be The Circular Building, The Building Centre, London Design Festival 2016 construction costs. These were achieved at no extra cost retuned to the supplier with no contaminants, so through including a Resource Management Plan (RMP) in Pushing the boundaries - Circular Economy within construction they can be reused. the Main Contract Preliminaries • Certified Crade2Cradle products which create The Circular Building was designed and built to test the natural products made from waste and using current level of innovation in within the construction renewable energy. 52 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017 supply chain, applying circular economy principles. • Low energy services made from recycled material It features: and non-toxic substances. • Structural components which are designed to be retuned to the supplier with no contaminants, so they can be reused. • Certified Crade2Cradle products which create natural products made from waste and using renewable energy. • Low energy services made from recycled material Rev. E and non-toxic substances. 33

Rev. E 33 Transport for London’s Property Development Environmental Principles Waste and Materials – Best practice examples

Quadrant Court, Brent, London Future urban waste disposal – Increasing efficiency

Aligning with the London borough of Brent's waste strategy, the Envac waste transport and storage system simultaneously increases recycling participation and ease of collection whilst reducing the visual impact of waste storage and collection. Barrhead Health and Social Care Centre, Glasgow Sustainable Waste Management Planning – Recovering Costs The development uses a network of underground waste pipes under a vacuum, Completed in 2009, The Barrhead Health and Social Care which draws the waste bags to a central building was designed to reduce and reuse waste as much collection point. This significantly reduces the as possible. costs of collection, as waste collection vehicles only have to collect from a single Through minimising the over ordering of construction storage unit. material and constant on-site waste segregation at the source of production, the project avoided 900 tonnes of waste, 97% avoided from landfill.

This related to a net saving of £90,100, 0.8% of the total Waste and Materials: Best practice examples The Circular Building, The Building Centre, London Design Festival 2016 construction costs. These were achieved at no extra cost through including a Resource Management Plan (RMP) in Pushing the boundaries - Circular Economy within construction the Main Contract Preliminaries Quadrant Court, Brent, London The Circular Building was designed and built to test the Future urban waste disposal – Increasing efficiency current level of innovation in within the construction supply chain, applying circular economy principles. It features: • Structural components which are designed to be retuned to the supplier with no contaminants, so they can be reused. • Certified Crade2Cradle products which create natural products made from waste and using renewable energy. The Circular Building was designed and built to test the current level of innovation in within the construction supply• Low energy services made from recycled material chain, applying circular economy principles. and non-toxic substances. It features: • Structural components which are designed to be retuned to the supplier with no contaminants, so they can be reused. • Certified Crade2Cradle products which create natural products made from waste and using renewable energy. • Low energy services made from recycled material and non-toxic substances. Rev. E 33

53 Transport for London’s Property Development Environmental Principles Waste and Materials – Best practice examples

Waste and Materials: Best practice examples (continued) City Legacy Homes, Glasgow Offsite Construction – High performance, low waste and on time

Victoria Hall, Brent, London City Legacy Homes, Glasgow Modular construction Offsite Construction – High performance, low waste and onWith time 57% of the development affordable housing, the village built for the commonwealth games highlights the benefits of offsite construction. Victoria Hall, Brent, London Modular construction Wall U-Values were as low as 0.15 W/m2K though enclosed composition and thermally broken space stud. The dwellings utilised off site construction for the walls A Futureform student residential project which utilised including insulation and factory fitted timber windows. modular construction to minimise disturbance and Floor cassettes wee also produced offsite, design to fit maximise efficiency. The modules were constructed the open plan living spaces. offsite which lead to waste reduction and increased control over material specification. 98% of the available dwellings were reserved after two A Futureform student residential project which utilised With 57% of the development affordable housing, monthsthe village of release, with over half of the dwellings taken modular construction to minimise disturbance and maximise built for the commonwealth games highlights the benefitsby first time of buyers. efficiency.The buildingThe modules itself were integrates constructed key offsite components which lead of offsite construction. to wastesustainable reduction building and design,increased such control as highover fabricmaterial energy Wall U-Values were as low as 0.15 W/m2K though enclosed specification.efficiency, acoustic insulation and recycled materials, composition and thermally broken space stud. The buildingwhich are itself green integrates guide compliant.key components of sustainable The dwellings utilised off site construction for the walls building design, such as high fabric energy efficiency, acoustic including insulationConstruction and factorytime saving fitted through timber offsite windows. manufacture insulation and recycled materials, which are green guide All 128 modules were installed in an 8 month period, Floor cassettes wee also produced offsite, design to fit the compliant. open plan living spaces.Traditional Off site minimising construction disturbance. All 128 modules were installed in an 8 month period, 98% of the availableconstruction dwellings were reservedconstruction after two minimising construction disturbance. months of release, with over half of the dwellings taken by first time buyers.Detailed Design Detailed Design Offsite construction can save time and Project Project reduce site wide disturbance compared to Approval Approval traditional construction methods.

54 Tfl Property Development: EnvironmentalSite Principles for Tfl Development Partners - October 2017 The onsite foundation development and development/ Site building fabric construction can be completed foundations Building Construction Development simultaneously, whereas these two processes are staggered in traditional constructions. Building Client construction Handover Client Time Saving Handover

Rev. E 34 Transport for London’s Property Development Environmental Principles Waste and Materials – Best practice examples

City Legacy Homes, Glasgow Offsite Construction – High performance, low waste and on time

With 57% of the development affordable housing, the village built for the commonwealth games highlights the benefits of offsite construction. Victoria Hall, Brent, London Modular construction Wall U-Values were as low as 0.15 W/m2K though enclosed composition and thermally broken space stud. The dwellings utilised off site construction for the walls A Futureform student residential project which utilised including insulation and factory fitted timber windows. modular construction to minimise disturbance and Floor cassettes wee also produced offsite, design to fit maximise efficiency. The modules were constructed the open plan living spaces. offsite which lead to waste reduction and increased control over material specification. 98% of the available dwellings were reserved after two months of release, with over half of the dwellings taken The building itself integrates key components of by first time buyers. sustainable building design, such as high fabric energy efficiency, acoustic insulation and recycled materials, Construction time saving through offsite manufacture which are green guide compliant. Construction time saving through offsite manufacture

All 128 modules were installed in an 8 month period, Traditional Off site minimising construction disturbance. TRADITIONAL OFF SITE CONSTRUCTIONconstruction CONSTRUCTIONconstruction Detailed Design Detailed Design Offsite construction can save time and Project Project reduce site wide disturbance compared to Approval Approval traditional construction methods. Site The onsite foundation development and development/ Site building fabric construction can be completed foundations Building Construction Development simultaneously, whereas these two processes are staggered in traditional constructions. Building Client construction Handover Client Time Saving Handover

Rev. E Offsite construction can save time and reduce site wide 34 disturbance compared to traditional construction methods. The onsite foundation development and building fabric construction can be completed simultaneously, whereas these two processes are staggered in traditional constructions.

55 Transport forfor London’sLondon’s Property Property Development Development Environmental Environmental Principles Principles Waste andand MaterialsMaterials – – Policy Policy overview overview and and guidance guidance

KeyKey Policies Policies MayorMayor of ofLondon: London: The The London London Plan Plan (Chapter (Chapter 5) 5) The TheLondon London Plan Plancontains contains specific specific policies policies and standards and standards for reducing for reducing waste waste MayorMayor of ofLondon: London: Sustainable Sustainable Design Design & & duringduring construction construction and ensuringand ensuring that provisionthat provision is made is madefor sustainable for sustainable waste waste ConstructionConstruction Supplementary Supplementary Planning Planning Guidance Guidance managementmanagement in the in finishedthe finished development. development. The following The following sources sources of guidance of guidance WasteLocal authority guidance and Materials: Assessment criteria Local authority guidance maymay also alsobe helpful be helpful in achieving in achieving high standardshigh standards. .

The construction industry consumes a large quantity of material and is widely recognised as one of The construction industry consumes a large quantity of material and is widely recognised as one of RelevantRelevant Home Home Quality Quality Mark Mark / BREEAM / BREEAM RelevantRelevant WRAP WRAP the largest producers of waste in the UK, producing around three times the amount domestic the largest producers of waste in the UK, producing around three times the amount domestic GuidanceGuidance GuidanceGuidance households produce.produce. CreditsCredits available available for: for: DesignDesign for Re-use for Re-use and Recovery and Recovery This meansmeans thatthat the the design design and and construction construction of of developments developments has has the the ability ability to tosignificantly significantly • Resource• Resource Management Management Plan (RMP)Plan (RMP) for all for all • Reusing• Reusing existing existing materials materials on site on site Guidanceinfluenceinfluence thethe overalloverall performance performance of of the the UK UK with with regards regards to to waste waste prevention prevention and and recycling recycling producedproduced non-hazardous non-hazardous waste waste or usingor “new”using “new” materials materials with high withHow high will you ensure sustainable waste management targets.targets. • Minimising• Minimising waste waste production production recycledrecycled content content 2 o ≤3.5m3/100m≤3.5m3/100m(HQM)2 (HQM) OffsiteOffsite construction construction o 3 2 in construction and building operation? TheThe significant assessment quantity of material used in constr criteriauction means that will buildings have be a high basedlife cycle on howo ≤1.6m the/100m3 (BREEAM) 2following • Utilising ‘Just in Time’ delivery of The significant quantity of material used in construction means that buildings have a high life cycle o ≤1.6m /100m (BREEAM) • Utilising ‘Just in Time’ delivery of environmental impact,impact, with with significant significant greenhouse greenhouse gas gas emissions emissions and and pollution pollution associated associated with with the the • Increasing• Increasing recycling recycling rates rates and diversionand diversion pre fabricatedpre fabricated components components saves saves issuesrawraw materialmaterial extraction,extraction, are manufacture manufactureaddressed: and and transport transport of of construction construction products. products. fromfrom landfill landfill wastewaste and time and time • Responsible sourcing of materials Materials optimisation • Responsible sourcing of materials Materials optimisation The developers of residential buildings which implement a sustainable waste strategy do not only • Life Cycle Assessment and Material • Reduce number of materials, The developers of residential buildings which implement a sustainable waste strategy do not only • Life Cycle Assessment and Material • Reduce number of materials,How will you ensure sustainable and responsible influence the waste management performance in the demolition and construction phases but environmental product information standardise material dimensions influence the waste management performance in the demolition and construction phases but environmental product information standardise material dimensions • throughOutline providing the infrastructure your for wasteapproach reduction, reuse and torecycling, meeting creating a legacy for regional• Fabric and resilience local and durability planning accounting and utilise repetition through providing the infrastructure for waste reduction, reuse and recycling, creating a legacy for • Fabric resilience and durability accounting and utilise repetition sustainable waste management for future residents. Construction Waste for future climate. Flexible deconstruction sourcing of materials? How will these materials then sustainable waste management for future residents. Construction Waste for future climate. Flexible deconstruction policies relating to waste minimisation and materials selection• Committing to an early stage The Mayor of London has set out stringent waste management targets for the London Boroughs agreement• Committing of all parties to an forearly low stage toThe achieve, Mayor increasing of London recycling has set ratesout stringent for constr wastuction,e management demolition targetsand household for the Londonwaste. Reducing Boroughs wasteagreement maintenance of andall parties flexible for be low shared in line with Circular Economy principles? theto achieve,including associated increasing carbon emissionsrecycling the rateshas also for latestbeen constr addruction,essed, demolition throughGLA advocating and Responsible household that waste waste. should Reducing be Procurement Policy. disassemblywaste maintenance and flexible handled,the associated re-used, carbon recycled emissions and recovered has also within been addrLondon.essed, through advocating that waste should be disassembly handled, re-used, recycled and recovered within London. • IndustryOutline best practice advances your on the Mayor’approachs vision, through considering to theremediation whole life cycle of contaminatedHome Quality Mark land. impactIndustry of besta building. practice Demolition advances wasteon the should Mayor’ bes usedvision, as througha construction considering resource the wholeand the life building cycle • ConsultationHome Quality with Mark the Waste Collection isimpact constructed of a building. to design Demolition out waste waste throughout should its be lifetime used as and a construction end of life. resource and the building Authority• Consultation (WCA) withregarding the Waste type of Collection • is constructedWhat to designis outyour waste throughout strategy its lifetime and forend of life. sourcing materialsrecycling Authorityto streams minimise (WCA) and type regarding of containers type of TfL have an aspiration to minimise waste arising as far as practical through both design and • Includerecycling dedicated streams internal and spacetype ofwith containers fixed constructionTfLenvironmental have an aspirationstrategies towith minimise consideration waste towardsarisin impactg as practical far as practical operational and through waste bothminimise management design and for embodiedunits• Include to store dedicatedcarbon? recyclable internal and compostable space with fixed theconstruction future occupants. strategies Responsible with consideration and sustainable towards sourcing practical of materials operational over waste a 60 yearmanagement life cycled for wasteunits to store recyclable and compostable mustthe future also be occupants. considered. Responsible and sustainable sourcing of materials over a 60 year life cycled waste Management must also be considered. BREEAM • Outline your approach to construction wasteManagement minimisation, • ProvisionBREEAM of waste management facilities – 2m• 2Provisionper 1000m of2 ofwaste floor management space facilities –

Provision for Sustainable Waste including opportunities for landfill diversion,2m2 perprocurement 1000m2 of floor space Rev. E Provision for Sustainable Waste Rev.of E sustainable materials, as well as the efficient use and 30 30 maintenance of materials. • Provide proposals for innovative inclusion of reclaimed or recycled materials (and include previous project examples, where relevant)

56 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

Waste and Materials: Assessment criteria

Selected References BRE: Home Quality Mark Technical Manual: http://www.homequalitymark.com/ BRE: Green Guide to Specification: http://www.bre.co.uk/greenguide/page.jsp?id=2069 WRAP: Construction products, materials and waste: http://www.wrap.org.uk/content/construction-products-materials-and-waste WRAP: Assessing the costs and benefits of reducing waste in construction: http://www.wrap.org.uk/sites/files/wrap/CBA%20Summary%20Report1.pdf WRAP: Achieving good practice Waste Minimisation and Management: http://www.wrap.org.uk/sites/files/wrap/WMM%20guide%20Mid%20level.pdf

WRAP: Waste Reduction Potential of Volumetric Construction: http://www.wrap.org.uk/sites/files/wrap/VOLUMETRIC%20-%20Full%20 case%20study.pdf WRAP: Designing out Waste: a design team guide for buildings: http://www.modular.org/marketing/documents/DesigningoutWaste.pdf Mayor of London: The London Plan (Chapter 5): https://www.london.gov.uk/what-we-do/planning/london-plan/current- london-plan/london-plan-chapter-five-londons-response Mayor of London: The Sustainable Design and Construction (April 2014): https://www.london.gov.uk/what-we-do/planning/implementing-london-plan/ supplementary-planning-guidance/sustainable-design-and#Stub-101125 BRE: Smartwaste reporting tool: http://www.smartwaste.co.uk/ London Circular Economy Route Map: https://www.lwarb.gov.uk/what-we-do/accelerate-the-move-to-a-circular- economy-in-London

57 Transport for London’s Property Development Environmental Principles Water – Policy overview and guidance

Water is critical for the health and wellbeing of people within a city and is already dwindling resource in London, with consumption surpassing available supply in particularly dry years. The combination of Home Quality Mark/BREEAM population growth in London and the predicted effects of climate change – with increased likelihood of winter rainfall – means that water efficiency measures must be implemented going forward. Home Quality Mark Advanced standard which meets the following criteria: Recognising that the average person in London consumes 20 litres of water a day more than the • Modelled water consumption of 100 l/person/day and; innovation in their design. New development projects can take national average, the Mayor of London has set stringent measures to curb water wastage. This is Key Policies • Advanced fittings standard: completed through ensuring that all new residential developments have calculated water advantage of these innovations and showcase their performance o WC = 4/2 l dual flush consumption results of less than 105 litres per person, per day. This is 20 litres less than the national Shower ≤6 l/min planning policy and Mayorbuilding regulations of require. London: The London Plan (Chaptero 5.15) o Bath = ≤170 l with regards to meeting water efficiency targets applied by the o Basin taps = 5 l/min It is recognised by environmental assessment methodologies that the water consumption of Sink taps = 6 l/min developments can be controlled through following theLocal Building Regulations authority method of maximum guidance o Mayor of London and Building Regulations. o Dishwasher = 1.25 l/setting fittings consumption. Setting individual targets of water efficiency within each fitting (taps, showers, Washing machine = 8.17 l/kg toilets) opens up a gap in the market for suppliers to fill, thus leading to increased innovation in their o • Employ the use of the Department for Communities and Local Government design. New development projects can take advantage of these innovations and showcase their Water Efficiency Calculator. Water monitoring and leak detection is just as important as performance with regards to meeting water efficiency targets applied by the Mayor of London and Building Regulations. BREEAM efficient fittings with regards to reducing water consumption in Water is critical for the health and wellbeing •ofMaximum people credits for fittings: within Water monitoring and leak detection is just as important as efficient fittings with regards to reducing o WC = 3 l total flush water consumption in non-domestic buildings. BREEAM apportion credits to including a leak Shower 3 l/min non-domestic buildings. BREEAM apportion credits to including a adetection city and andwater monitoring is already systems which integrate dwindling into a Building Management resource System (BMS). in London,o with o Bath = 100 l consumption surpassing available supply in particularlyo Basin taps = 3 l/min dry leak detection and water monitoring systems which integrate into Rainwater collection systems and grey water recycling are seen as viable solutions to achieving the Sink taps = 3 l/min policy targets of the London Major and meeting Building Regulations. Prioritisation is given to o o Dishwasher = 10 l/cycle a Building Management System (BMS). years.efficiency measures, The however, combination in environmental assessment methods of populationwith rainwater growth inWashing London machine = 30 l/use and the collection/greywater recycling systems used in combination to gain exemplary credits. o • Water monitoring including sub metering predicted effects of climate change – with increased• Water leak detection likelihood system on mains water supplyof and individual buildings Flow control devices that regulates the supply of water. Rainwater collection systems and grey water recycling are seen winter rainfall – means that water efficiency• measures must be as viable solutions to achieving the policy targets of the London implemented going forward. Major and meeting Building Regulations. Prioritisation is given

Rev. E to efficiency measures, however, in environmental assessment Recognising that the average person in London consumes 20 36 litres of water a day more than the national average, the Mayor methods with rainwater collection/greywater recycling systems of London has set stringent measures to curb water wastage. used in combination to gain exemplary credits. This is completed through ensuring that all new residential developments have calculated water consumption results of less than 105 litres per person, per day. This is 20 litres less than the national planning policy and building regulations require. It is recognised by environmental assessment methodologies that the water consumption of developments can be controlled through following the Building Regulations method of maximum fittings consumption. Setting individual targets of water efficiency within each fitting (taps, showers, toilets) opens up a gap in the market for suppliers to fill, thus leading to increased

58 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

Water: Policy overview and guidance

The London Plan and Building regulations contain specific policies and standards for minimizing water use, which should be met or exceeded. The following sources of guidance may also be helpful in achieving high standards.

Home Quality Mark Home Quality BREEAM Home Quality Mark BREEAM Advanced standard which meets the following criteria: • Maximum credits for fittings: • Modelled water consumption of 100 l/person/day and; • WC = 3 l total flush • Advanced fittings standard: • Shower 3 l/min • WC = 4/2 l dual flush • Bath = 100 l • Shower ≤6 l/min • Basin taps = 3 l/min • Bath = ≤170 l • Sink taps = 3 l/min • Basin taps = 5 l/min • Dishwasher = 10 l/cycle • Sink taps = 6 l/min • Washing machine = 30 l/use • Dishwasher = 1.25 l/setting • Water monitoring including sub metering • Washing machine = 8.17 l/kg • Water leak detection system on mains water supply and individual buildings • Employ the use of the Department for Communities and Local Government • Flow control devices that regulates the supply of water. Water Efficiency Calculator.

59 Transport for London’s Property DevelopmentTransport for London’s Environmental Property Development Principles Environmental Principles Water – Best practice examples Water – Best practice examples Transport for London’s Property Development Environmental PrinciplesAir power & low flow showers Air power & low flow showers

Showers and baths represent 35% of water consumption Water – Best practice examplesTransport for London’s Property Development Environmental Principles in a residential dwelling. Water saving showers can Water – Policy overview and guidance significantly reduce this consumption.

The London Plan and Building regulations contain specific policies and Key Policies standards for minimizing water use, which should be met or exceeded. Mayor of London: The London Plan (Chapter 5.15) The following sources of guidance may also be helpful in achieving high • The Ecocamel orbit mixes air with water to drive Water:Local authority guidance Best practicestandards. examples Showers and baths representdown 35% consumption. of water consumption Water is critical for the health and wellbeing of people within a city and is already dwindling resource in London, with consumption surpassing available supply in particularly dry years. The combination of Home Quality Mark/BREEAM population growth in LondonReid and the Building,predicted effects of climate Glasgow change – with increased likelihood School of Arts, Glasgow in a residential dwelling.• WaterThe Nebia saving shower atomises showers the water can droplets into a of winter rainfall – means that water efficiency measures must be implemented going forward. Home Quality Mark Advanced standard which meets the following criteria: Air power & low flow showers ReidRecognising Building,that the average person inGlasgow London consumes 20 litresSchool of water a day moreof than Arts, the Glasgow Air power & low flow showers Water and BREEAM – Watertight• Modelled monitoring water consumption of 100 l/person/day and; mist, achieving a flow rate 2.84 litres per minute. national average, the Mayor of London has set stringent measures to curb water wastage. This is • Advanced fittings standard: significantly reduce this consumption. completed through ensuring that all new residential developments have calculated water Water and BREEAM – Watertight monitoring o WC = 4/2 l dual flush consumption results of less than 105 litres per person, per day. This is 20 litres less than the national Shower ≤6 l/min planning policy and building regulations require. o o Bath = ≤170 l o Basin taps = 5 l/min It is recognised by environmental assessment methodologies that the water consumption of Sink taps = 6 l/min developments can be controlled through following the Building Regulations method of maximum o o Dishwasher = 1.25 l/setting fittings consumption. Setting individual targets of water efficiency within each fitting (taps, showers, Washing machine = 8.17 l/kg toilets) opens up a gap in the market for suppliers to fill, thus leading to increased innovation in their o • Employ the use of the Department forThe Communities Glasgow and Local Government School of Arts buildings achieved • The Ecocamel orbit mixes air with water to drive design. New development projects can take advantage of these innovations and showcase their Water Efficiency Calculator. performance with regards to meeting water efficiency targets applied by the Mayor of London and Building Regulations. BREEAM BREEAM “Excellent” with a score of 74.15% • Maximum credits for fittings: down consumption. Water monitoring and leak detection is just as important as efficient fittings with regards to reducing o WC = 3 l total flush water consumption in non-domestic buildings. BREEAM apportion credits to including a leak Shower 3 l/min with the help of credits for implementing water detection and water monitoring systems which integrate into a Building Management System (BMS). o o Bath = 100 l o Basin taps = 3 l/min reduction measures. Rainwater collection systems and grey water recycling are seen as viable solutions to achieving the Sink taps = 3 l/min policy targets of the London Major and meeting Building Regulations. Prioritisation is given to o o Dishwasher = 10 l/cycle efficiency measures, however, in environmental assessment methods with rainwater Washing machine = 30 l/use • Water meters were installed to monitor collection/greywater recycling systems used in combination to gain exemplary credits. o Reid Building, Glasgow School of Arts, Glasgow • Water monitoring including sub metering • The Nebia showerShowers atomises and baths the water represent droplets 35% into of a water consumption • Water leak detection system on mains water supply and individual buildings • Flow control devices that regulates the supply waterof water. consumption and detect leaks. Water and BREEAM – Watertight monitoring • Rainwater harvesting system reduces mist, achieving in a flow a residential rate 2.84 litres dwelling per minute.. Water saving showers can flushing potable water in the toilets. Greenoak Housing, Surrey Rev. E significantly reduce this consumption. • Water efficient taps36 and urinals. Water efficient flushing

The Glasgow School of Arts buildings achieved BREEAM Showers and baths represent 35% of water consumption in a The Glasgow School of“Excellent” Arts buildings with a score achievedof 74.15% with the help of credits for residential dwelling. Water saving showers can significantly • The Ecocamel orbit mixes air with water to drive implementing water reduction measures. reduce this consumption. Specifying the ES4 WCdown into Greenoak consumption. housing reduced BREEAM “Excellent” with• Water a meters score were installed of 74.15% to monitor water consumption The Ecocamel orbit mixes air with water to drivethe riskdown of leaking toilets, a primary cause for increased with the help of credits forand detect implementing leaks. water consumption. water consumption in housing. • Rainwater harvesting system reduces flushing potable The Nebia shower atomises the water droplets into a mist, Reid Building, Glasgow School of Arts,reduction Glasgow measures. water in the toilets. achieving a flow rate 2.84 litres per minute. The ES4 WC uses• a siphonThe to Nebia flush a maximum shower of 4 atomises the water droplets into a Water and BREEAM – Watertight monitoring• Water meters were• Water installed efficient taps to and monitor urinals. litres of water. mist, achieving a flow rate 2.84 litres per minute. water consumption and detect leaks. A study by Greenoak housing showed that the ES4 WC • Rainwater harvesting system reduces toilet was the main contributing factor in reducing Greenoak housing by a third. flushing potable water in the toilets. Greenoak Housing, Surrey • Water efficientThe Glasgow taps and School urinals. of Arts buildings achieved Water efficient flushing BREEAM “Excellent”60 with a score of 74.15% Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017 with the help ofRev. credits E for implementing water 37 reduction measures. • Water meters were installed to monitor Specifying the ES4 WC into Greenoak housing reduced water consumption and detect leaks. the risk of leaking toilets, a primary cause for increased • Rainwater harvesting system reduces water consumption in housing. flushing potable water in the toilets. Greenoak Housing, Surrey The ES4 WC uses a siphon to flush a maximum of 4 • Water efficient taps and urinals. Water efficient flushing litres of water.

A study by Greenoak housing showed that the ES4 WC toilet was the main contributing factor in reducing Specifying the ES4 WC into Greenoak housing reduced Greenoak housing by a third. the risk of leaking toilets, a primary cause for increased water consumption in housing.

The ES4 WC uses a siphon to flush a maximum of 4 Rev. E litres of water. 37 A study by Greenoak housing showed that the ES4 WC toilet was the main contributing factor in reducing Greenoak housing by a third.

Rev. E 37

Greenoak Housing, Surrey Water efficient flushing

Specifying the ES4 WC into Greenoak housing reduced the risk of leaking toilets, a primary cause for increased water consumption in housing. The ES4 WC uses a siphon to flush a maximum of 4 litres of water. A study by Greenoak housing showed that the ES4 WC toilet was the main contributing factor in reducing Greenoak housing by a third.

61 Transport for London’s Property Development Environmental Principles Water – Policy overview and guidance

Water is critical for the health and wellbeing of people within a city and is already dwindling resource in London, with consumption surpassing available supply in particularly dry years. The combination of Home Quality Mark/BREEAM population growth in London and the predicted effects of climate change – with increased likelihood of winter rainfall – means that water efficiency measures must be implemented going forward. Home Quality Mark Advanced standard which meets the following criteria: Recognising that the average person in London consumes 20 litres of water a day more than the Guidance • Modelled water consumption of 100 l/person/day and; How will you manage the design, specification and national average, the Mayor of London has set stringent measures to curb water wastage. This is • Advanced fittings standard: completed through ensuring that all new residential developments have calculated water o WC = 4/2 l dual flush construction phases to ensure water efficiency Theconsumption assessment results of less than 105 litres percriteria person, per day. Thiswill is 20 litres be less thanbased the national on howShower the ≤6 l/min following planning policy and building regulations require. o o Bath = ≤170 l issues are addressed: o Basin taps = 5 l/min (including recycling) and how will performance be It is recognised by environmental assessment methodologies that the water consumption of Sink taps = 6 l/min developments can be controlled through following the Building Regulations method of maximum o o Dishwasher = 1.25 l/setting •fittings Outline consumption. Setting your individual targetsapproach of water efficiency wittohin eachregional fitting (taps, showers, and local policiesWashing machine = 8.17relating l/kg to evaluated after construction completion? toilets) opens up a gap in the market for suppliers to fill, thus leading to increased innovation in their o • Employ the use of the Department for Communities and Local Government design. New development projects can take advantage of these innovations and showcase their Water Efficiency Calculator. performancewater with regards conservation to meeting water efficiency targets applied by the Mayor of London and Building Regulations. BREEAM Outline how you will achieve London Plan standards • Maximum credits for fittings: •Water Outline monitoring and leak your detection is targetjust as important average as efficient fittings with water regards to reducing use for each type of o WC = 3 l total flush water consumption in non-domestic buildings. BREEAM apportion credits to including a leak Shower 3 l/min on water, including reference to types of appliances detectionaccommodation and water monitoring systems which integrateincluded into a Building Managementin the System development. (BMS). o o Bath = 100 l o Basin taps = 3 l/min used and measures that would positively influence Rainwater collection systems and grey water recycling are seen as viable solutions to achieving the Sink taps = 3 l/min •policy What targets of the is London your Major and approach meeting Building Regulations. to Prioritisation water is given efficiency to o and water recycling o Dishwasher = 10 l/cycle efficiency measures, however, in environmental assessment methods with rainwater Washing machine = 30 l/use residential behaviours. collection/greywater recycling systems used in combination to gain exemplary credits. o (and how would you assess the strategy)? London• Water monitoring Plan including sub metering • Water leak detection system on mains water supply and individual buildings standard state that water consumption should• Flow control be devices ≤105l/per that regulates the supply of water. person/per day. What measures will you undertake to ensure this is met?

Rev. E • Provide examples of where you have implemented a water 36 efficient mixed-use development.

62 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

Water: Assessment criteria

Selected References Building Regulations Part G: https://www.gov.uk/government/uploads/system/uploads/attachment_data/ file/504207/BR_PDF_AD_G_2015_with_2016_amendments.pdf WRAP Reducing water consumption: http://www.wrap.org.uk/sites/files/wrap/WRAP_Reducing_Your_Water_ Consumption_0.pdf BRE: Home Quality Mark Technical Manual: http://www.homequalitymark.com/ Water Saving for Businesses, Green Building Store: http://www.eco-fair.co.uk/wp-content/uploads/14.30-Water-Saving-Mike- Green-Building-Store.pdf Future Proof Housing, Greenoak Housing Association http://www.greenoakha.org/images/stories/publications_downloads/Future%20 Proof%20Housing%20final.pdf Reid Building Case Study, Glasgow School of Arts http://www.gsa.ac.uk/media/835572/130919-case-study-breem-.pdf

63 Transport for London’s Property Development Environmental Principles Construction Management – Policy overview and guidance

Key Policies Building Regulations Part L1A & L2A London Plan Policy 6.3 and 6.14 ConstructionRefer to local authority guidance Management: Policy overview and guidance

Encompassing the lifespan of design, construction, and occupancy, effective construction management practices can include sustainable procurement processes, design reviews, and detailed commissioning and aftercare plans. Consideration of these elements can lead to Other Standards and Guidance improved project delivery and operation and in line with the brief and design intent.

Procurement TfL Construction Logistics Plan The method as to how a home, office or building is procured, from initial briefing through detailed design and on to construction is A detailed CLP provides the planningConstruction authority with Site Impacts fundamental to the quality of the building. This will ultimately affect theKey end users livingPolicies or working and those maintaining the buildings the detail of the logistics activity expected during the areas and systems. construction stage of the project.On site activities are responsible for a third of the construction Building Regulations Part L1A & L2A Fleet Operator Recognition Scheme Considerate Constructors Scheme (CCS) FORS is a voluntary scheme that encouragessector’s emissions. Through monitoring of on site energy use Construction sites can cause significant disruptionLondon upon the local community.Plan The Policy CCS scheme aims 6.3 to minimise and this and6.14 improve the sustainable best practice for fleet operators. At its image of construction by assessing and monitoring sites against a code of practice. Most Local Authorities expect developments to be core, FORS promotes safe workingthrough practices, legal appropriate metering can facilitate developments to registered to the scheme while assessment methods such as BREEAM and HQM can impose a minimum score. Construction Logistics compliance and a corporate social responsibility to Refer to local authority guidance improve the performance of fleet operators. Construction Site Impacts identify inefficiencies within their processes. Monitoring and On site activities are responsible for a third of the construction sector’s emissions. Through monitoring of on site energy use through appropriate metering can facilitate developments to identify inefficiencies within their processes. Monitoring and targeting the on site targeting the on site energy use from static and mobile machinery energy use from static and mobile machinery is increasingly common upon developments due to inclusion within environmental Encompassingassessment methods such as BREEAM the and HQM. lifespan of design, construction, and occupancy, is increasingly common upon developments due to inclusion within Construction Logistics environmental assessment methods such as BREEAM and HQM. effectiveConstruction Logistics Plansconstruction (CLPs) are an important management management tool for developers. Acting aspractices the catalyst for reducing can the negative include transport effects of construction work on local communities, residents, businesses and the environment. These include the effects of congestion, pollution and noise. CLPs encourage efficient working practices (such as the consolidation of material shipments) and sustainablereduce volume of deliveries andprocurement movements required, leading to bothprocesses, cost savings and a reduction design in construction reviews, impacts. and detailed In addition to the formulation of a detailed CLP, TfL expect that all delivery companies used throughout construction are Fleet Construction Logistics commissioningOperator Recognition Scheme (FORS) accredited.and aftercare plans. Consideration of these Construction Logistics Plans (CLPs) are an important management elementsAir Quality can lead to improved project delivery and operation and Controlling emissions of pollution from construction machinery and the construction and demolition process is important to ensure tool for developers. Acting as the catalyst for reducing the negative inthat line the process with of development the does notbrief harm the localand environment design or living conditions intent. for neighbouring properties. Consideration of how the building is constructed and what steps will be taken to prevent pollution during the process is an important pert of the Construction Management Plan and procurement. transport effects of construction work on local communities,

ProcurementRev. E residents, businesses and the environment. These include the 39 The method as to how a home, office or building is procured, from effects of congestion, pollution and noise. CLPs encourage efficient initial briefing through detailed design and on to construction is working practices (such as the consolidation of material shipments) fundamental to the quality of the building. This will ultimately and reduce volume of deliveries and movements required, leading affect the end users living or working and those maintaining the to both cost savings and a reduction in construction impacts. buildings areas and systems. In addition to the formulation of a detailed CLP, TfL expect that all delivery companies used throughout construction are Fleet Considerate Constructors Scheme (CCS) Operator Recognition Scheme (FORS) accredited. Construction sites can cause significant disruption upon the local community. The CCS scheme aims to minimise this and improve Air Quality the image of construction by assessing and monitoring sites against Controlling emissions of pollution from construction machinery a code of practice. Most Local Authorities expect developments and the construction and demolition process is important to to be registered to the scheme while assessment methods such as ensure that the process of development does not harm the local BREEAM and HQM can impose a minimum score. environment or living conditions for neighbouring properties.

64 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

Consideration of how the building is constructed and what reasonable. Environmental assessment methods such as BREEAM steps will be taken to prevent pollution during the process is advocate for suitable commissioning and seasonal commissioning, an important pert of the Construction Management Plan and in which an engineer will return post-occupation and fine tune the procurement. building services. In the past, residential developments often not subjected to this level of aftercare which can cause performance The London Plan and Building regulations contain specific gap issues. policies and standards relating to testing and commissioning new buildings The following sources of guidance may also be helpful Air Permeability and Pressure Testing in ensuring that developments are completed to high standards. Air permeability and pressure testing, often known as air tightness testing, is the process of measuring the amount of Commissioning conditioned (heated or cooled) air leaking from a building through Appropriate commissioning of building systems is essential to uncontrolled ventilation. getting the best performance out of any fixed building system in the most efficient and therefore, least carbon intensive way. Home Quality Mark / Other Standards and Prior to any on site commissioning it is vital that the design and BREEAM Guidance specification process is fully engaged with Credits for appointment of a Refer to BSRIA and CIBSE the users and their Other Standards and Guidance specialist commissioning manager commissioning standards consultants in order and commissioning building TfL Construction Logistics Plan services and control systems

the requirements sioning placed on any system A detailed CLP provides the planning - Commis authority with the detail of the logistics can be satisfied. activity expected during the construction Air Tightness Testing and Paragraph L1(b)(iii) of stage of the project. Measurement Associations Schedule 1 the Building (ATTMA) Technical standards (L1 & Fleet Operator Recognition Scheme L2) details testing procedure

Regulations requires - Air Per

FORS is a voluntary scheme that meability fixed building services encourages sustainable best practice

to be commissioned by for fleet operators. At its core, FORS - Credits available for undertaking testing and adjustment promotes safe working practices, a thermographic survey and as necessary to ensure legal compliance and a corporate rectifying any defects found Construction Logistics Construction that they use no more social responsibility to improve the raphy fuel and power than is performance of fleet operators. Thermog

Construction Management: Policy overview and guidance (continued)

Upon completion of a building, undertaking an air permeability user guides and virtual reality building information management test upon a sample of units is required under Criterion 4 of systems (BIM) can be hugely beneficial. Environmental assessment Part L. However, this does not ensure high quality construction methods such as Home Quality Mark advocate for home visits throughout all units. To safeguard against selective testing, any to be carried out between the 4-6 weeks after occupation where unit not tested will occur a penalty inclusion in an ‘as built’ a hands on demonstration of all fixed building systems such as EPC. To avoid this penalty and ensure high quality construction ventilation and heating systems. throughout the development, industry best practice is to undertake air permeability tests on every unit. Post Occupancy Evaluation A Post Occupancy Evaluation (POE) is an evidence based study Thermography Testing to determine whether the building performs and/or how well Ensuring continuity of insulation during construction avoids the the occupants feel about their building following a period of occurrence of thermal bridges. Thermal bridges are areas which occupation. Information gathered from these exercises can be have significantly higher heat transfer than the surrounding invaluable to improve occupant satisfaction with their buildings, materials. Occurrence of thermal bridges should be design out most commonly comfort. Lessons learnt from POE studies can during detailed design however the poor construction can negate improve design and procurement on future projects. this intent, often caused by gaps within the insulation layer A thorough POE study should cover all areas of building operation between elements, joints and edges of elements e.g. windows and and comfort, from occupant and client consultation, monitoring doors. Thermography testing with a thermal imaging camera can of environmental conditions, design quality and energy audits to identify these areas which can be rectified prior to occupation. determine whether the design intent is met, and if not, why it has User Guides not met these intended performance standards. Log books and user guides are vital towards providing suitable Soft Landings information for the owner/occupier on how to appropriately POE can be seen as an element to the wider scope of soft operate and maintain their dwelling or commercial areas. With a landings. The BSRIA led initiative is designed to give clients and lack of knowledge upon user controls and maintenance strategy their project teams a process to follow that will lead to a better a key component towards the performance gap, increased chance of success. It is critical that all parties involved has to drive towards appropriate presentation and dissemination of share the ambition, roles and responsibilities to ensure the information is paramount. development does not deviate from initial intent and operation. Traditionally documents and guides have been provided, however, more innovative solutions such as web or app based interactive

66 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

BSRIA Soft Landings Home Quality Mark / Other Standards and Soft landings is a process that could improve the design and BREEAM Guidance delivery of buildings. Lessons learnt throughout the process can facilitate smoother delivery of future developments. An outline Building User Guide / Home User Interactive User Guides can provide of these steps is as follows; Guide. clearer representation of information. 1. Inception and Briefing Catered towards the end user This stage is for constructive dialogue between the client, the guides often, detail building designers and the potential constructors about intentions, information with respect to user controls and local amenities. performance requirements and stakeholder expectations.

2. Design Development and Review Guides User Additional credits available for home visit demonstrations and Brings the entire project team together to review insights from remote/on site support for tenants. comparable projects and detail how the building will work from the point of view of the manager and individual user. Credits are available for providing

a year of aftercare with additional 3. Pre-handover credits for 3 years. Graduated handover enables operators to spend more time on understanding interfaces and systems before occupation Post Evaluation 4. Initial aftercare Occupancy The project team to be resident on site for between six and eight BSRIA Soft Landings weeks to spot emerging problems and issues Detailed process for design teams and clients to follow to deliver better 5. Years 1 - 3 extended after care and POE buildings The period of longer-term, less intensive monitoring and support. Involves a series of aftercare review meetings – monthly to begin Government Soft Landings with, but could quickly become quarterly. A government objective to champion better outcomes for built asset during the design and construction

Soft Landings phases. Building Information Modelling should be used to ensure that value is achieved in the operational lifecycle of an asset

Construction Management: Policy overview and guidance (continued)

Post Occupancy Evaluation • Occupant and Client Consultation • Environmental comfort and control over environmental conditions • Building impact on productivity and performance, staff and user retention and motivation • Customer experience and user satisfaction with amenities, image and layout • Review of design, procurement, construction and handover processes.

Monitoring of Environmental Conditions This could include assessments monitoring temperature, light, noise, humidity, air quality and ventilation. Assessment of Design and Construction Revaluation of the building can be made to highlight any defects that was not identified at practical completion or determine if any elements of design would benefit from alteration. Sustainability and Utility Audits Measuring, monitoring and targeting of energy, gas and water use can identify where excessive consumption is arising. This can inform property management and energy efficiency strategies.

68 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017 Transport for London’s Property Development Environmental Principles Construction Management – Policy overview and guidance

69 Transport for London’s Property Development Environmental Principles Construction Management– Best practice examples

The Gasholder Triplets, Camden, London Thermography Testing

To identify any potential construction errors that could arise during the construction a thermography test upon the development’s marketing suite was undertaken. Horizon House, Bristol Testing identified areas of thermal bridging around Post-Occupancy Evaluation Transport for London’s Property Development Environmental Principles balcony doors which arose due to incorrect frame and insulation installation. Located in the centre of Bristol, this 6,600m2 & 600 person office undertook a post occupancy Identifying these errors prior to main works will Construction Management– Bestevaluation practice after 5 years examples of occupation. © Hoare Lea LLP improve quality of construction throughout and minimise rectification measures later and hence The BREEAM outstanding building incorporated material waste, time and cost. The Gasholder Triplets, Camden, London several passive and active design features including Thermography Testing • Enhanced fabric thermal insulation • External and internal solar shading • Combination of automated windows (for To identify any potential construction errors that Construction Management: Policy overview and guidance (continued) Olympic Park, Newham, London natural ventilation) and manually operated Construction Logisticscould arise during the construction a windows (for occupant comfort) thermography test upon the development’s • Ground Sourced Heat Pump, solar thermal and marketing suite was undertaken. Horizon House, Bristol photovoltaics. For over a year before the Opening Ceremony, Horizon House, Bristol Undertaking occupancy satisfaction surveys Testing identified areas of thermal bridging around Post-OccupancyPost-Occupancy Evaluation Evaluation the Freight Transport Association and TfL identified areas of building management and balcony doors which arose due to incorrect frame worked closely together to provide logistics control that could increase occupant comfort and insulation installation. operators with the information, support and such as increasing the set pointLocated for inthe the centre of Bristol, this 6,600m2 & updates to allow them to adapt flexibly to the automated windows, increasing600 person thermal office undertook a post occupancy Identifying these errors prior to main works will needs of London businesses and residents comfort. evaluation after 5 years of occupation. © Hoare Lea LLP improve quality of construction throughout and minimise rectification measuresduring later and the hence Games period. material waste, time and cost. Analysis of the energy consumptionThe BREEAM across outstanding the building incorporated several passive and active design features including Utilisation of a thorough transport assessment 5 years of occupation highlighted the • Enhanced fabric thermal insulation and construction logistics plan ensured that the performance gap as annual energy • External and internal solar shading substantial development created the least stress consumption was approximately 3 times higher • Combination of automated windows (for Olympic Park, Newham, London upon the local community. than Building Regulations Part L assessments. natural ventilation) and manually operated Construction Logistics This advocated for energy analysis of greater windows (for occupant comfort) Additional benefits included lower delivery costs Located in the centre ofdetail Bristol, than this Part 6,600m2 L during &the 600 designGround person stage Sourced comfortof Heat such Pump, as solar increasing thermal the and set point for the automated • and time saved in construction as materials office undertook a postfuture occupancy projects evaluation after 5photovoltaics. years of windows, increasing thermal comfort. For over a year before the Opening Ceremony, Undertaking occupancy satisfaction surveys were delivered on time. occupation. Analysis of the energy consumption across the 5 years of the Freight Transport Association and TfL identified areas of building management and The BREEAM outstanding building incorporated several passive occupation highlighted the performance gap as annual energy worked closely together to provide logistics control that couldWhilst increase the occupantmajority comfortof Post Occupancy Evaluation been historically been upon commercial and active design features including consumption was approximately 3 times higher than Building operators with the information, support and such as increasingdevelopments, the set point forundertaking the the exercise uponRegulations residential Part developments L assessments. remains This extremelyadvocated for energy • Enhanced fabric thermal insulation updates to allow them to adapt flexibly to the automated windows,applicable increasing thermal analysis of greater detail than Part L during the design stage of • External and internal solar shading needs of London businesses and residents comfort. future projects. • Combination of automatedRev. E windows (for natural ventilation) during the Games period. and manually operated windows (for occupant comfort) Whilst the majority of Post Occupancy Evaluation been 44 Analysis of the energy consumption across the historically been upon commercial developments, undertaking • Ground Sourced Heat Pump, solar thermal and photovoltaics. Utilisation of a thorough transport assessment 5 years of occupation highlighted the the exercise upon residential developments remains extremely Undertaking occupancy satisfaction surveys identified areas of applicable. and construction logistics plan ensured that the performance gap as annual energy building management and control that could increase occupant substantial development created the least stress consumption was approximately 3 times higher upon the local community. than Building Regulations Part L assessments. This advocated for energy analysis of greater Additional benefits included lower delivery costs detail than Part L during the design stage of and time saved in construction as materials 70 future projects Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017 were delivered on time. Whilst the majority of Post Occupancy Evaluation been historically been upon commercial developments, undertaking the exercise upon residential developments remains extremely applicable Rev. E 44 Transport for London’s Property Development Environmental Principles Construction Management– Best practice examples

The Gasholder Triplets, Camden, London Thermography Testing

To identify any potential construction errors that could arise during the construction a thermography test upon the development’s marketing suite was undertaken. Horizon House, Bristol Testing identified areas of thermal bridging around Post-Occupancy Evaluation balcony doors which arose due to incorrect frame and insulation installation. Located in the centre of Bristol, this 6,600m2 & 600 person office undertook a post occupancy Identifying these errors prior to main works will evaluation after 5 years of occupation. © Hoare Lea LLP improve quality of construction throughout and Transport for London’s Property Development Environmental Principles minimise rectification measures later and hence The BREEAM outstanding building incorporated material waste, time and cost. several passive and active design features including Construction Management– Best practice examples• Enhanced fabric thermal insulation • External and internal solar shading • Combination of automated windows (for Olympic Park, Newham, London naturalThe ventilation) Gasholder and Triplets, manually Camden, operated London Construction Logistics windowsThermography (for occupant Testing comfort) The• GroundGasholder Sourced Triplets, HeatCamden, Pump, London solar thermal and Olympic Park, Newham, London Thermographyphotovoltaics. Testing Construction Logistics For over a year before the Opening Ceremony, Undertaking occupancy satisfaction surveys To identify any potential construction errors that the Freight Transport Association and TfL identified areas of building management and could arise during the construction a thermography test upon the development’s worked closely together to provide logistics control that could increase occupant comfort marketing suite was undertaken. operators with the information, support and such as increasing the set point for the updates to allow them to adapt flexibly to the Horizon House, Bristol automated windows, increasing thermal Testing identified areas of thermal bridging around needs of London businesses and residents Post-Occupancy Evaluation comfort. balcony doors which arose due to incorrect frame during the Games period. and insulation installation. Analysis of the energy consumption 2 across the Located in the centre of Bristol, this 6,600m & Utilisation of a thorough transport assessment 5 years of occupation highlighted the Identifying these errors prior to main works will 600 person office undertook a post occupancy and construction logistics plan ensured that the evaluationperformance after 5 years gap of asoccupation. annual energy © Hoare Lea LLP improve quality of construction throughout and substantial development created the least stress consumption was approximately 3 times higher minimise rectification measures later and hence To identify any potential construction errors that could For over a year before the Opening Ceremony, the Freightupon the local community. The BREEAMthan Building outstanding Regulations building incorporatedPart L assessments. arise during the construction a thermography test uponmaterial the waste,Transport time and Association cost. and TfL worked closely together to several Thispassive advocated and active for design energy features analysis including of greater development’s marketing suite was undertaken. provide logistics operators with the information, support and updates to allow them to adapt flexibly to the needsAdditional of benefits included lower delivery costs • Enhanceddetail fabricthan Partthermal L during insulation the design stage of Testing identified areas of thermal bridging around balcony London businesses and residents during the Games period.and time saved in construction as materials • Externalfuture and projects internal solar shading doors which arose due to incorrect frame and insulation • Combination of automated windows (for installation. Utilisation of a thorough transport assessment and constructionwere delivered on time. Olympic Park, Newham, London logistics plan ensured that the substantial development natural ventilation) and manually operated Identifying these errors prior to main works will improve Whilst the majority of Post Occupancy Evaluation beenConstruction historically Logisticsbeen upon commercial created the least stress upon the local community. windows (for occupant comfort) quality of construction throughout and minimise rectification developments, undertaking the exercise upon measuresresidential later developments and hence material remains waste, extremely time and cost. Additional benefits included lower delivery costs and time • Ground Sourced Heat Pump, solar thermal and saved in construction as materials were delivered on time. photovoltaics.applicable For over a year before the Opening Ceremony, Undertaking occupancy satisfaction surveys the Freight Transport Association and TfL identified areas of building management and Rev. E worked closely together to provide logistics control that could increase occupant comfort 44 operators with the information, support and such as increasing the set point for the updates to allow them to adapt flexibly to the automated windows, increasing thermal needs of London businesses and residents 71 comfort. during the Games period. Analysis of the energy consumption across the Utilisation of a thorough transport assessment 5 years of occupation highlighted the and construction logistics plan ensured that the performance gap as annual energy substantial development created the least stress consumption was approximately 3 times higher upon the local community. than Building Regulations Part L assessments. This advocated for energy analysis of greater Additional benefits included lower delivery costs detail than Part L during the design stage of and time saved in construction as materials future projects were delivered on time. Whilst the majority of Post Occupancy Evaluation been historically been upon commercial developments, undertaking the exercise upon residential developments remains extremely applicable Rev. E 44 Transport for London’s Property Development Environmental Principles Construction Management – Policy overview and guidance

Key Policies Building Regulations Part L1A & L2A London Plan Policy 6.3 and 6.14 ConstructionRefer to local authority guidance Management: Assessment criteria

Procurement TfL Construction Logistics Plan GuidanceThe method as to how a home, office or building is procured, from initial briefing through detailed design and on to construction is A detailed CLP provides the planning authorityHow with will you manage the construction process fundamental to the quality of the building. This will ultimately affect the end users living or working and those maintaining the buildings the detail of the logistics activity expected during the Theareas and assessment systems. criteria will be based on how the followingconstruction stage of the project. to deliver your sustainability objectives and how Fleet Operator Recognition Scheme issuesConsiderate are Constructors addressed: Scheme (CCS) FORS is a voluntary scheme that encourageswill performance be evaluated after construction Construction sites can cause significant disruption upon the local community. The CCS scheme aims to minimise this and improve the sustainable best practice for fleet operators. At its image of construction by assessing and monitoring sites against a code of practice. Most Local Authorities expect developments to be core, FORS promotes safe working practices, legal •registered Outline to the scheme how while assessment your methods approach such as BREEAM and HQM to can imposeconstruction a minimum score. managementConstruction Logistics compliance and and a corporate social responsibilitycompletion? to improve the performance of fleet operators. Construction Site Impacts Onprocurement site activities are responsible for a thirdof of thethe construction supply sector’s emissions. chain Through will monitoring help of on site energy deliver use through the intended appropriate metering can facilitate developments to identify inefficiencies within their processes. Monitoring and targeting the on site energysustainability use from static and mobile machinery objectives. is increasingly common What upon developments training due to inclusion do within you environmental envisage will assessmentbe methodsgiven such asto BREEAM all and site HQM. operatives on protecting the environment, Construction Logistics Constructionminimising Logistics Plans (CLPs) waste are an important and management maximising tool for developers. Acting recycling? as the catalyst for reducing the negative transport effects of construction work on local communities, residents, businesses and the environment. These include the effects of congestion, pollution and noise. CLPs encourage efficient working practices (such as the consolidation of material shipments) and •reduce How volume of would deliveries and movements you required, ensure leading to both that cost savings quality and a reduction inof construction construction impacts. is adhered In addition to the formulation of a detailed CLP, TfL expect that all delivery companies used throughout construction are Fleet Operatorto Recognitionthrough Scheme (FORS) the accredited. project? Air Quality •Controlling What emissions is of your pollution from approach construction machinery to and the managing construction and demolition testing process is important and to ensure commissioning? that the process of development does not harm the local environment or living conditions for neighbouring properties. Consideration of how the building is constructed and what steps will be taken to prevent pollution during the process is an important •pert Outline of the Construction Managementwhether Plan and procurement. you would consider implementing Soft

Rev. LandingsE for this development and justify. 39 • Outline your approach to the use of Building Management Systems throughout the design process and other tools to assist in the long term efficient operation and maintenance. • Outline how you will ensure efficiency of freight vehicles used in the construction process and outline how you would adhere to the GLA’s Non-Road Mobile Machinery (NRMM) standards on use. • Do you have any examples of previous projects where you have identified and rectified performance gap issues? • How will you manage construction sites to mitigate adverse impacts in relation to CO2 emissions; air quality; water usage; energy usage; and noise generation? What is your approach to Construction Logistics Plans? How will you support the consolidation of construction material and vehicular trips?

72 Tfl Property Development: Environmental Principles for Tfl Development Partners - October 2017

Construction Management: Assessment criteria

Selected References Construction Logistics Plan, TfL: http://content.tfl.gov.uk/construction-logistics-plan-guidance-for-developers.pdf Delivery and Servicing Pan, TfL: http://content.tfl.gov.uk/delivery-and-servicing-plans.pdf Soft Landings, BRIA: https://www.bsria.co.uk/services/design/soft-landings/ Post Occupancy Evaluation: https://www.bre.co.uk/page.jsp?id=1793 BRE: Home Quality Mark Technical Manual: http://www.homequalitymark.com/

Air Tightness Testing and Measurement Associations: https://www.attma.org/wp-content/uploads/2016/09/ATTMA-TSL1-Issue-3- Rev-0-2016.09.09.pdf Air Tightness Testing and Measurement Associations: https://www.attma.org/wp-content/uploads/2016/04/ATTMA-TSL2.pdf Waste & Resource Action Programme. The Business Case for improving energy efficiency during construction: http://www.wrap.org.uk/sites/files/wrap/Energy%20efficiency%20during%20 construction%20RE%20Business%20Case.pdf Logistics Legacy Celebrating logistics achievement and innovation during Summer 2012: http://www.fta.co.uk/export/sites/fta/_galleries/downloads/ olympics/logistics_legacy_x_olympics_low.pdf Considerate Contractors Scheme: https://www.ccscheme.org.uk/

Contact

For enquiries related to property development, please contact:

Derek Wilson Property Development Manager TfL Property Development [email protected]