Sustainable Refurbishment: a Toolkit for Going Green Sustainable Refurbishment: a Toolkit for Going Green Contents

Foreword Contents

The beauty, quality and rich heritage of the buildings of Mayfair and Belgravia are cause 1.0 Executive Summary 7 for admiration and delight. The Estate was carefully planned to create the finest locations in London and it has evolved in response to the particular demands and aspirations of its 2.0 Aspects of Refurbishment 8 original and current, past and present occupiers.

Now we share a similar responsibility to respond to the needs and concerns of today’s and Initial Steps tomorrow’s occupiers. We need to take account of world-wide concerns about a planet in a 2.1 Upgrading the Lighting and Electrical Systems 10 dramatic state of flux which places demands on us all to address substantial environmental 2.2 Redecorating and Choosing Materials 12 and social issues. 2.3 Case Study: 15 Passmore Street 14 While significant progress has been made in improving the sustainability of new buildings, 2.4 Upgrading the Heating and Plumbing Systems 16 improving the environmental performance of existing buildings, and particularly historic 2.5 Upgrading Water Fittings 18 buildings, has proved to be much more challenging. It is for this reason that we decided 2.6 Choosing a Contractor 20 to produce this simple guide designed for building owners who may be contemplating renovating their property, either in part or in whole, who want to be able to improve the Windows in Traditional Buildings environmental performance of their building but are not quite sure where to start or what to prioritise first. 2.9 Upgrading Windows in a Conservation Area 24 2.10 Upgrading Windows of a Listed Property 26 While this toolkit is not intended to be a comprehensive guide to retrofitting your property, we hope that both you and your appointed consultants will find it helpful in assessing your options and opportunities. Many of the techniques, products and approaches illustrated in Advanced Measures the guide have been used by Grosvenor on its own development projects and refurbishment 2.12 Passive and Active Ventilation 30 schemes and we would be delighted to have input into, and to receive feedback on, your own 2.13 Comfort Cooling 32 projects. 2.14 Upgrading a Roof or Building a Mansard 34 2.15 Thermally Upgrading the External Walls 36 2.16 Holistic Sustainable Refurbishment 38

3.0 Standards and Regulations 41 3.1 Grosvenor’s Approvals Process 42 3.2 Planning and Listed Buildings Consent 44 3.3 Building Regulations Part L1B 45 Nigel Hughes, FRICS 3.4 BREEAM Domestic Refurbishment 46 3.5 Government Funding: Green Deal 46 The Estate Surveyor, Grosvenor 4.0 Appendices 47 January 2013 4.1 Further Reading 48 4.2 Glossary 50 4.3 Sustainability Questionnaire 53

2 3 Sustainable Refurbishment: a Toolkit for Going Green The Benefits of Refurbishment

Typical refurbishment: Going green:

insulation prevents heat loss through seasonal roof uniform variation in temperature temperature across rooms

hot water harmful hot water cylinder emissions from cylinder with connected to carpets and immersion solar water paint heater heating panel on roof

condensation on internal uneven surfaces heat retained temperatures draughts by double or across rooms excluded and secondary ventilation cold spots glazing caused by heat provided by loss through trickle vents chilly draughts single-glazing through old window/door frames

noise unstable noise prevention by heating with pollution double or sec- effective ineffective oc- through ondary glazing controls to cupant control single-glazing heat sources

efficient, responsive slow delivery boiler and of hot water plumbing to taps caused system heat lost by inefficient through un-in- heat retained boiler and pipe sulated walls by solid wall system insulation

The sketch above is intended to demonstrate the potential pitfalls to occupant comfort when a refurbishment comprises only This second sketch demonstrates the enhanced environment that can be created through a carefully planned and managed minimal interventions to fabric, and where the original services are retained. Inefficient old buildings are of primary concern, sustainable refurbishment. Unwanted noise, draughts and cold spots are eliminated through high quality building fabric. especially where existing single-glazed windows are not upgraded as this can allow for draughts and cold spots. Noise pollution, Occupant control over internal temperatures is provided through thermostats and local controls. Services have been upgraded lack of occupant control over internal temperatures and the presence of harmful emissions from fabrics and finishes are also to incorporate efficient appliances and renewable technologies, thus reducing the overall energy demand of the home. common problems. 4 5 1.0 Executive Summary

1 Introduction Refurbishments to properties present ideal opportunities to take advantage of sustainable technologies that not only improve the environmental performance of a building but also benefit the occupants in terms of thermal comfort, user control, lighting, acoustics, aesthetics, health considerations and financial value. The aim of this document is to inform residents of Grosvenor’s London estate of the key sustainable measures to consider when undertaking residential refurbishments.

The document is broken down into a ‘toolkit’, with advice specific to building elements such as windows and walls, as well as lighting or electrical systems. For each element, design considerations and sustainable product solutions are provided, incorporating best practice guidelines for sourcing where relevant. Case studies describing Grosvenor schemes that have taken advantage of sustainable solutions have also been provided, to convey an understanding of how these can be implemented in historic properties within conservation areas such as Mayfair and Belgravia.

For a site-specific solution, design development with qualified professionals is necessary to ensure that the approach is appropriate to the location and site-specific factors such as occupant profile and historic features. The refurbishment of residential property on the estate is also subject to the Grosvenor approvals process as well as a large number of local and national regulations, the most relevant of which are outlined in the appendices at the end of the guide. A glossary and references to relevant publications have been provided, as well as a description of BREEAM Domestic Refurbishment, a widely recognised certification scheme for sustainable projects.

This document is to be treated as a guide only; it is not prescriptive. Its employment does not guarantee approval of alterations from Grosvenor or any other statutory body. Grosvenor does not take any responsibility for the effectiveness of measures outlined in this guidance document.

Belgravia

6 7 Sustainable Refurbishment: a Toolkit for Going Green 2.0 Aspects of Refurbishment

Aspects of Aspects of refurbishment contents: Refurbishment

2 The following section is broken down into the key elements of refurbishment and describes Introduction Upgrading a Roof or Comfort Cooling the opportunities available for making improvements that will benefit the occupant and Building a Mansard 34 32 improve the environmental performance of the building. For each topic (see opposite), a flow chart of considerations is provided, leading to a set of product solutions where relevant. In some instances, permission from the Local Authority is required for undertaking certain works; this has been highlighted where applicable. With respect to listed buildings, the Local Authority treats each case on merit and it is important to consult with the local planning officer when making alterations beyond simple cosmetic maintenance. Upgrading the Heating Passive and Active and Plumbing Systems 16 Ventilation 30 Where appropriate, the options have been split into ‘passive’ and ‘active’ measures. ‘Passive’ measures are changes to the building that can generally work without an energy supply, such as insulation; ‘active’ measures usually require a form of energy to function, such as a gas boiler and radiators. It is often preferable to implement passive measures first, as this will enable the building to stabilise and self-regulate, as opposed to relying heavily on an active Upgrading Windows in 26 Upgrading Water 18 energy source. a Listed Property Fittings

Case Studies The case studies have been included to provide examples of where sustainable measures have been incorporated into refurbishment works. Some are located on the Grosvenor estate and have achieved certification under the BREEAM or EcoHomes environmental assessment scheme, a description of which can be found on page 45. Others are located in historic Upgrading the Lighting 10 Windows in a Con- environments elsewhere in London. The case studies are located on the following pages: and Electricals servation Area 24

12 Wilton Mews 10 11 Grosvenor Crescent Mews 12, 18, 23 15 Passmore Street 14, 16 Insulated roof space 20 Choosing a 20 Redecorating and 12 Heritage Windows 22 Contractor Choosing Materials 117E Eaton Square 23 147 & 149 Ebury Street 24 Secondary glazing 26 100 Princedale Road 28 Holistic Sustainable Thermally Upgrading 3-10 Grosvenor Crescent 32 Refurbishment 38 the External Walls 36 58 Park Street 36 10 Hawthorn Road 40 120 Mount Street 41

The sketch above lists the pages covering the key aspects of refurbishment in the report. Interspersed within these are case studies of various Grosvenor and non-Grosvenor properties.

8 9 Sustainable Refurbishment: a Toolkit for Going Green 2.1 Upgrading the Lighting and Electrical Systems

Upgrading the lighting When upgrading the lighting and electrical systems, what measures can be implemented to provide and electrical systems occupant benefit and save energy? Passive measures:

Lighting and electrical solutions have evolved rapidly, such that there are now systems that i not only allow for greater user control of lighting, but also create brighter and warmer living 1 2 3 environments that use far less energy than conventional circuits. Using daylight Monitor usage Smart controls Myth: Switching lights on and off uses more energy than leaving them running. ? Fact: Switching on an energy saving bulb only uses the same amount of power as leaving Aside from saving energy, daylight Real time electricity consumption Introducing a central switching it on for a minute or two. Turning the bulb on and off repeatedly may shorten its life, is known to have a positive can be easily determined through unit for the household lighting but normal household use shouldn’t cause any adverse effects. Energy Saving Trust impact on health and wellbeing. the installation of a fixed energy and electrical system can allow recommended bulbs are tested through thousands of cycles of switching. It is possible to optimise daylight monitor in a visible location within increased occupant-control over levels by painting window sills and the property: lighting and energy as well as When working with electrical wiring and the skills of a qualified professional can be sought openings white and by ensuring reducing waste levels. These ! for complex tasks involving live circuitry. Part P of the UK Building Regulations covers window openings are free from Devices can display current and ‘power down’ switches can be Electrical Safety, as do the Electricity Safety, Quality and Continuity Regulations 2002. obstruction. Consider installing historic energy use in kilowatt- located at the front door, to conservation style roof lights hours, as well as current and enable users to turn off non- to bring daylight into stairwells projected costs and associated essential electricals when exiting and roof spaces and using light levels of carbon emission. the home, leaving important reflecting paint on walls to reduce Packages are now available that appliances such as fridges and the need for electrical lighting. also allow users to view their freezers on. consumption data online.

The living room at 12 Wilton Mews benefits from LED lighting, which is Active measures: both energy efficient and effective at producing a comfortable light. Lighting levels are controlled via an iPad app. 4 5 6 Replacement of Get the right mix Efficient appliances lighting Choose lighting carefully, or consult The EU Energy Efficiency label Consider replacing traditional a lighting designer to ensure the gives information on a product’s household bulbs with high right combination of task, feature performance, with a rating performance, energy efficient and ambient lighting is created. from A+++ to D. Best practice alternatives. appliances come with the Look for products with a colour following ratings: Traditional filament bulbs and rendering index (CRI) of 80+ for a halogens can easily be replaced warm light in living and bedrooms, Fridge-freezers: A++ with highly efficient LED lamps, and around 70 for a cooler light in Dishwashers: A+ which emit between 60 and 70 kitchens and bathrooms. On light Washing machines: A+++ lumens per Watt. These products bulb packaging this information is Washer-dryers: A give the same colour rendering displayed as a colour scale, with an Dryers: A and dimmability of traditional indicator showing the Kelvin value Ovens: A bulbs, but use much less power. of the bulb. The lower this value, Microwave: A the warmer the light.

10 11 Sustainable Refurbishment: a Toolkit for Going Green 2.2 Redecorating and Choosing Materials

Redecorating and When redecorating and choosing materials, what environmental standards are available to set the bar for Choosing Materials sourcing materials and products? Internal finishes:

Current supply-chains mean that products are available that not only accommodate personal i taste but also minimise environmental impacts; an example of this is the wide availability of 1 2 3 sustainably-sourced timber. In addition, modern labelling conventions can enable consumer- awareness of the presence of potentially harmful Volatile Organic Compounds (VOCs). Paint Floor finishes Joinery Microporous paints are ideal for Select floor finishes made from Timber finishes and furniture that Repair and renewal works do not normally require consent from Grosvenor where identical use in older houses where they natural or recycled materials come FSC (Forest Stewardship ? materials and finishes are being used. Minor alterations including new kitchens, bathrooms will help prevent high internal and that have a low VOC content. Council) or PEFC (Programme and cupboards are also exempt from the approvals process. moisture levels. They are also safe Low-VOC adhesives are also widely for the Endorsement of Forest for use in children’s and family available. Certification) certified are For listed buildings, permission is required for any internal works beyond simple rooms due to their low VOC (see sourced legally and sustainably. ! redecoration. The removal or alteration of historic features such as panelling, cornicing glossary) content. Natural coverings made from Where MDF (Medium Density or ceiling roses is generally prohibited and their maintenance should be carried out by an wool, coir, jute and seagrass are Fibreboard), plywood or particle experienced professional. In addition, Grosvenor’s External Appearance Policy outlines the Consider both plant-based water- among the best available options. board is used in joinery, specify requirements for external paint finishes on the estate; see page 42 for more information. borne and plant-based solvent Consider those which demonstrate products that have low VOC borne paints for best results. quantifiable environmental data, contents and are pre-cut to avoid These paints can also be used for based on ISO 14040:2006. Note high levels of dust or harmful woodwork and metal. that where synthetic materials are irritants inside the property. used, VOC emissions from finishes and adhesives are at their highest in the days immediately following installation. The staircase at 11 Grosvenor Crescent Mews was manufactured from FSC (Forest Stewardship Structural materials: Council) certified timber. The contractor was required to supply proof of sourcing in the form of a receipt specific to the staircase, 4 5 6 documenting its FSC certification from source to supply. Timber Concrete Stone

When specifying timber products, The carbon emissions associated Consider purchasing recycled/ it is possible to ensure it comes with concrete production can reclaimed stone for use as a from legal and sustainable be reduced through various building material within the sources by requesting a copy of measures: structure of an extension or the Chain of Custody Certificate rebuild, or as a finishing material from the contractor. Concrete that uses recycled either internally or externally. aggregates is a lower carbon This certificate is the paperwork option than that which uses virgin Recycled aggregates are ideal which traces the handling of aggregates. In addition, industrial as a sub-base for larger building the timber back to its origin, by-products such as fly-ash from projects and have the same through the various stages of power stations can be used in properties as freshly extracted felling, manufacturing, sales and concrete mixes as a cement minerals. Often, reclaimation yards distribution, and proves that the replacement product, for example or architectural salvage companies timber was sourced legally. GGBS or PFA. offer reclaimed stone products.

12 13 Sustainable Refurbishment: a Toolkit for Going Green 2.3 Case Study: 15 Passmore Street

Case Study: The rear extension at 15 Passmore Street benefits from high performance insulation, double glazed doors and a skylight. A water 15 Passmore Street butt collects rainwater for use within the garden.

Client or developer: Grosvenor Britain & Ireland Architect: GRA Architecture Contractor: Grangewood Environmental Consultant: Eight Associates “The higher quality This terraced house on Passmore Street has achieved an ‘Excellent’ EcoHomes rating (see glossary). The scheme benefits from secondary glazing to the front windows and extensive insulation keeps it insulation to the roof, where eight photovoltaic (PV) panels are also sited to generate a cool in the summer substantial amount of the household’s electricity. and warm in the Lighting and appliances were carefully selected to marry comfort and energy efficiency. The luxurious sanitaryware is water-efficient and a discrete water butt collects rainwater for use winter.” in the garden.

All the timber used on site was responsibly sourced and certified by the FSC. In addition, the contractor diverted 95% of waste from landfill by recycling or re-using ‘waste’ materials on nearby sites. -resident of 15 Passmore Street The image below shows the discrete location of the photovoltaic panels on the roof of the property, carefully angled to optimise their exposure to the sun.

Eight photovoltaic panels mounted The flooring in the living area of 15 on the roof of 15 Passmore Street Passmore Street was constructed have generated 1000 kWh of using FSC-certified timber. Energy electricity worth £460 in one year, efficient LED lighting was used to saving 591 kilograms of carbon create a soft, warm glow and paints dioxide. and varnishes from Dulux contained low levels of VOCs. “Grosvenor implemented green solutions throughout the house including “It also makes solar panels, LED me feel good to lights and energy reduce my carbon saving exhaust footprint.” fans.”

-resident of 15 Passmore Street -resident of 15 Passmore Street

14 15 Sustainable Refurbishment: a Toolkit for Going Green 2.4 Upgrading the Heating and Plumbing Systems

Upgrading the Heating If changes are being made to the heating and plumbing systems, what are the opportunities for making and Plumbing Systems environmental improvements?

Eventually, central heating systems need replacing due to the installation of new pipework i alongside old and tinkering over time. When replacing boilers and pipework, it is possible 1 2 3 to implement measures that give greater user control of temperatures in rooms, as well as improving the efficiency of the overall system. Reducing demand Insulating hot water Walls, floors and roof elements alterations Central heating is a post-war invention. In 1955, only 5% of UK homes had central heating There are a number of passive ? systems. By 1975, central heating was present in 50% of homes and in 2001, the figure stood measures that can be introduced at over 90% (source: BRE report BR435, 2001). without building works to reduce Think about adding insulation to If considering more invasive work heat loss. Consider installing hot water cylinders and pipework as part of a refurbishment such as The addition of a boiler flue constitutes an alteration to the external appearance of a building draught-proofing to windows, to make sure heat is only being structural alterations, investigate ! in a conservation area. Planning permission from the Local Authority is required for new doors and chimneys and fitting delivered where it is needed, the possibility of upgrading boiler flues, as is direct consent from Grosvenor. draught excluders to letter boxes reducing levels of wasted energy. windows or installing insulation to retain heat and reduce the to walls, floors and roofs in need for central heating. Installing a 75mm thick insulating order to improve the property’s jacket to the hot water cylinder overall thermal performance. See and insulating direct hot water sections 2.8, 2.9, 2.14 and 2.15 for pipework will cut heat loss and further information. reduce waiting times for hot water to be delivered to the taps.

This flat at 1 Lochmore House, Cundy Street, implemented a greywater recycling system that purifies and stores water from the wash-hand basin and showers for use in the WC. In addition, the 4 5 6 internal walls are insulated to reduce heat loss. The specification Metering Controls Replacement included further water efficiency and energy efficiency measures. It is possible to install heat meters Look into improving heating controls Consider replacing the existing PV panels on the roof provide to the gas supply. This will allow to ensure heat is being generated at boiler with an A-rated condensing electricity to the communal parts of monitoring of usage over time and the right time of day and the right system boiler, or for small the building. The scheme achieved identify any periods of unusually zones/floors for the occupants. In properties, a combi-bolier to supply an EcoHomes ‘Excellent’ rating. high consumption, which could addition, consider having the hot water on-demand. At the same indicate a leak or fault within the heating system serviced by a Gas time, consider installing solar water system. Energy monitors will also Safe registered engineer to ensure heating panels to the roof; these serve to verify that the energy that it is functioning correctly and connect to the hot water tank and company’s meter is functioning that no energy is being wasted. can provide a significant portion of correctly. a household’s hot water demand. Controls such as Thermostatic Devices can display current Radiator Valves (TRVs) or Choose a boiler with an efficiency and projected consumption programmable room thermostats of at least 87% and Nitrous Oxide

and associated levels of carbon ensure constant heating levels that (NOX) emissions of less than 50 mg/ emission. are tailored to each room. kWh.

16 17 Sustainable Refurbishment: a Toolkit for Going Green 2.5 Upgrading Water Fittings

Upgrading If upgrading water fittings, what efficient measures can be implemented without compromising Water Fittings comfort? Water efficiency:

A common expectation is that water efficiency is compromised by the requirements of high quality bathrooms. By combining carefully chosen sanitaryware and appliances that 1 2 3 i incorporate water-saving technologies, together with sensible occupant usage, the needs for both comfort and water efficiency can be satisfied. Taps & showers WCs Domestic appliances

Reducing water at the point of use is much better for the environment than trying to treat it Consider selecting water efficient Low flush/dual flush WCs reduce When replacing appliances, afterwards. In the UK we use an average of 150 litres of drinking-quality water, per person, products for sinks and showers. the average volume of water consider water efficient products ? per day. This equates to just under 274,000 litres a year for a family of five! used for flushing. Alternatively, recognised by the Energy Saving A five minute power shower can use installing a cistern displacement Trust Recommended labelling Part G of the UK Building Regulations is the section concerned with water efficiency, as well as much water as an average bath. device in an existing WC will save scheme. ! as sanitation and hot water safety. For new properties, the document stipulates that water Efficient, aerated shower heads on average 1-2 litres per flush. use should not exceed 125 litres per person, per day. Special consideration is given to listed can have a flow rate of as little as 9 Recommended washing buildings and those within conservation areas such as Mayfair and Belgravia however, where litres per minute (even with a large Low flush/dual flush WCs enable a machines can have a maximum the aim should be to improve sanitation and hot water safety as far as possible without showerhead of 240mm diameter), lower flushing volume of 3 litres, consumption of 40 litres per adversely affecting the property’s appearance or historic significance. compared to 18 litres for a as well as the standard 6 litres of cycle. Recommended dishwashers traditional fitting. Aerated, low flow non-dual flush models. can use a maximum of 12 litres taps can have a flow rate of as little per cycle for a standard sized as 5 litres per minute, compared to machine; this can be over 85% 12 litres for a traditional tap. less than hand washing.

Water efficiency measures at this high-end bathroom at 11 Grosvenor Water supply: Cresecent Mews include an efficient aerated shower from Hansgrohe, a low flow dual flush WC and aerated 4 5 6 taps with flow limiters. Water butts Water recycling Water metering

Where properties feature external More advanced forms of water To monitor water consumption, space, rainwater can be collected recycling can provide sufficient a water meter can usually be for external irrigation by attaching water for a large portion of internal, installed by the water company in a water butt to the downpipe of a as well as external use. ‘Greywater’ a visible location in the property. property’s guttering. systems use waste water from the Water meters provide a visible bath, shower and wash hand basin, display of water consumption to Water butts can have a capacity and redistribute it to non-drinking allow levels to be monitored over of between 100 and 200 litres, water outlets such as WC flushing, time. They can display the volume dependent on the size of the area plant irrigation and clothes washing. of water used instantaneously or to be irrigated. Units can lie flat historically at 30 minute intervals. against a wall, or be located within Rainwater systems are preferable to a planter. As well as plant irrigation, greywater, as these use disinfectants Note that installation of a water the water can be used for car which can overburden the sewage meter may have an effect on the washing and cleaning outdoor areas. system. tarriff used to determine bills.

18 19 Sustainable Refurbishment: a Toolkit for Going Green 2.6 Choosing a Contractor

Choosing a When choosing a contractor, what are the points to look out for and what environmental standards can be Contractor requested of them? Design stages:

As a potential client, it is possible to choose the contractor who will undertake the building i works based on their track record for environmental awareness and experience. In addition, 1 2 3 requirements can be placed on the contractor to reduce wastage, recycle, and minimise energy and water usage, all of which will have a positive financial impact on the scheme. Initial questions Assess experience Third party audit Consider writing up a list of At the same time look at the Consider contractors who are In March 2012, the UK construction industry employed around 2.04 million people; equivalent questions to ask potential portfolio of work of potential registered with the Considerate to around 6.4% of all workforce jobs nationwide. Of the contracts that create this level of ? contractors at the initial stages. contractors, to assess their Constructors Scheme. The employment, around a fifth came from private housing projects, such as the refurbishments These might include the following: expertise/experience in CCS is an independent, not- we are concerned with in this document. conducting sustainable for-profit organisation, whose How... refurbishments. For example, code of practice covers Since 2008, it has been a legal requirement that all contracts in England with a value of over • Do they minimise/recycle those with relevant experience in environmental considerations, £300,000 have a Site Waste Management Plan (SWMP) in place. For those over £500,000 demolition and site waste? ! sustainable refurbishments may as well as management, a more detailed set of procedures is required. The implementation of SWMPs ensures that • Do they take steps to prevent have worked on insulating solid- efficiency and neighbourliness. waste is dealt with in a responsible manner, thereby reducing the cost of waste disposal and pollution? walled houses, or on new-build Where contractors are not subsequent levels of fly-tipping. See the section on Waste Management opposite for more • Do they operate an sustainable projects. registered themselves, the site information. Environmental Management can be registered before the System (EMS) such as ISO 14001? commencement of works with the • Do they employ local labour? same implications. How do they train their staff to be environmentally responsible?

An example of an insulated roof space. The area is kept tidy, with Construction requirements: well-placed wiring and materials. 4 5 6 Best practice Waste management Commissioning and testing It is possible to make sure Contractors are legally required to contractors are following best produce a Site Waste Management practice pollution prevention Plan (SWMP) to show which Following completion, the guidelines by looking at guidance materials are being sent to ‘as-built’ performance of the from the Environment Agency. landfill, and which are being re- project can be tested to ensure used and recycled. projected levels of efficiency Their publication ‘Working at are being achieved. Proper Construction and Demolition Request that at least 85% of commissioning of services, Sites’, PPG6, details the steps waste is diverted from landfill followed by airtightness testing, that can be taken to ensure and re-used or recycled. This and thermographic imaging minimal risks to health and can be reviewed by an assessor will ensure the correct settings the environment. This includes during the course of site works and demonstrate the building’s reporting on energy and water by requesting for the site waste performance. usage during site works. management plan every 2-3 months, a legal requirement on all projects.

20 21 Sustainable Refurbishment: a Toolkit for Going Green 2.7 Case Study: Heritage Windows 2.8 Case Study: 117 Eaton Square

Case Study: Draught-proofing The diagram to the right demonstrates the location of draught-proofing within a traditional Heritage Windows timber sash window. 2 The first image shows the location of the detail, highlighted in green.

Client: Grosvenor Britain & Ireland The detail to the right shows the Architect: David Morley Architects location of draught-proofing both Contractor: Grangewood within the upper bar of the lower Sustainability Consultant: Eight Associates sash at mid-rail, and a weatherfin 1 set within the sash box itself.

The window of a ground floor room of this mid-terrace Georgian property has been upgraded 1. Location of detail within the with three different types of glazing: single glazing with new panes, slimline double glazing sash window and vacuum double glazing, in order to compare their performance in a heritage setting. 2. Location of fin set into window frame between sliding The large image below shows the thermal performance of the three types of glazing. The elements 3 single glazing (1) has the brightest colour, signifying higher heat transmittance therefore 3. Location of mid-rail brush a greater degree of heat loss. The double glazing systems, (2) and (3) have darker colours indicating lower heat losses than the single glazing. The smaller images below left show the window before refurbishment, the surface temperature readings of the glazing and the window in its surrounding context.

The top floor apartment at 117E Eaton Square benefited from a range of environmental upgrades, include extensive draught-proofing to the windows using the Ventrolla 1 perimeter sealing system.

3

2

22 23 Sustainable Refurbishment: a Toolkit for Going Green 2.9 Upgrading Windows in a Conservation Area

Upgrading Windows in a If upgrading the windows in a conservation area, what Conservation Area are the design considerations and consequent options?

Design considerations:

Windows play a vital role in buildings by providing natural light and acting as the main source i of fresh air. However, their noise and heat loss properties create potential weak spots in the 1 2 3 building with regards to occupant comfort. Windows are also a vital part of historic streetscapes; upgrading them with regard to their heritage context is vital and consultation with the Local Understand the Identify criteria Ventilation Planning Authority is required before making changes. location What are the main reasons In comparison to new buildings, It is possible to determine the approximate age of Georgian terraced houses by the position for upgrading the windows? traditional buildings typically ? of the sash windows within the brickwork. Those with a visible sash box (outer frame) which is Mayfair and Belgravia are Possible selection criteria can require greater levels of air flush with the facade were generally built before 1709, after which time the building regulations both conservation areas and include: acoustic properties, infiltration to deliver fresh air prescribed that windows should be set back by 4 inches, as this would help prevent the spread of thus have their own specific heat loss properties, security and remove moisture. Replacing fire. A further revision to the regulations in 1774 required the sash box to be hidden behind the planning restrictions. It is considerations, openability and traditional, single-glazed windows brickwork altogether; these examples also tend to exhibit thinner glazing bars. important therefore to gain aesthetic appearance. Solutions with double-glazing can reduce an understanding of local can be tailored according to these the ability of air to permeate the For flats or maisonettes in a non-listed building within a conservation area, planning permission characteristics and to evaluate priorities. external envelope. Where this is ! will be required for alterations where the appearance of the building is affected. Double glazing the condition of existing windows the case, double-glazing which is permitted development for unlisted houses, although confirmation is to be sought from the both on the property and in the incorporates trickle vents in the Local Authority prior to commencement, and Grosvenor approval will be required. Replacement surrounding area, to gain an frame can be installed, which can windows within existing brickwork should be timber-framed, and the glazing bars should match awareness of suitable solutions. provide a low level of ‘background’ the pattern of the original windows. ventilation.

Achieving an EcoHomes ‘Very Good’ rating, the scheme at 147 and 149 Product solutions: Ebury Street saw the upgrading of windows to the main elevation. Where windows were retained, Slimline double glazing secondary glazing was applied to the interior surface to reduce heat These units are constructed using narrower spaces (between the two panes of glass) than standard double glazing units and loss and noise pollution. are an effective solution for achieving high thermal and acoustic performance standards within a heritage context. Glazing with an air gap of 3mm can achieve a thermal transmittance, or ‘U-Value’ of 1.4W/m2K; a value similar to that of a standard wide-framed, double glazed unit. Note that the lower the U-Value, the better its insulating properties.

Slimline double glazing in existing frames This option uses the same slim double glazing as the previous option, but individual panes are inserted into existing frames without noticeably changing the appearance of the glazing bars. This is a high-performance option for situations where the existing frames are to be retained, although the sashes may require re-balancing with additional weights. Systems of this kind typically achieve U-Values of 1.9W/m2K.

Triple glazing High specification triple glazing can reduce heat loss by up to a third in comparison with double glazing, as well as providing excellent acoustic properties. These units use three panes of glass and two air gaps filled with an inert gas such as argon to achieve the best possible insulating properties whilst still allowing high levels of daylight into the property. Currently, this solution is unlikely to be approved on the Grosvenor estate, but may be allowable in some instances. High performing triple glazing will typically achieve a U-Value of 0.8W/m2K or below. 24 25 Sustainable Refurbishment: a Toolkit for Going Green 2.10 Upgrading Windows of a Listed Property

Upgrading Windows If upgrading the windows of a listed property, what are the additional design considerations and consequent of a Listed Property options? Design considerations:

It is recognised that listed buildings used for residential purposes will change over time as i opposed to monuments that will be preserved as far as possible in their existing state. On 1 2 3 this basis, it is possible to upgrade windows and enjoy the associated benefits, in conjunction with respecting and conserving the historic environment. Planning requirements Secondary glazing Identify criteria

The UK’s oldest functioning window frame is estimated to have been constructed around a In general, secondary glazing is Secondary Consider the range of secondary ? thousand years ago. Located in the wall of a Saxon church in Berkshire, the window had been the only alteration to windows glazing retains glazing options and identify the concealed by Victorian renovations until it was discovered by a workman in 2010. permissible in listed properties. the original attachment mechanism that is Other options for the rear such as single glazing, most suitable for the property. Listed building consent must be sought from the Local Authority to legally proceed with the double glazing may be possible in whilst giving Important questions to ask are: ! installation of secondary glazing, and approval from Grosvenor is also required. This is looked some circumstances, depending the thermal do the windows remain openable on favourably in a residential context so long as the glazing bars/divisions on the secondary on the condition of nearby performance of for fresh air? Do the shutters glazing system align with those of the existing window. Currently, replacement with double properties. Contact the local double glazing. maintain functionality or are glazing is accepted only in special cases, and is generally not permissible on listed properties. planning officer for site-specific Its installation they permanently closed? Do guidance on what is allowable. also negates the windows exhibit any unique the need for features such as ironmongery that draught- will obstruct secondary glazing? proofing, as systems are made to fit the existing frames perfectly.

The image to the right demonstrates how secondary glazing is designed to match the pattern of glazing Product solutions: bars on the original, single-glazed window. In this case, the secondary glazing itself is double-glazed to ensure maximum insulation from Draught-proofing noise and protection against heat The simplest and least invasive method of upgrading listed windows is by installing draught-proofing. This can take the loss. form of removable products attached to the beading, or permanent ‘brushes’ fitted to the inside of the frame opening by

way of grooves routed into the timber. Products can also be sourced and fitted to doors, letter boxes and other openings to increase comfort and reduce heating demand. Avoid self-adhesive draught-proofing as this comes off very easily.

Removable secondary glazing Secondary glazing refers to the installation of an additional layer of transparent material behind the existing window pane. Where conservation issues prevent nails or screws being used to attach systems to the window frame itself, removable panes can be applied using magnetic strips or other adhesive, and can be used during the winter months and removed when the weather gets warmer.

Fixed secondary glazing Where allowable, secondary glazing can be fixed using nails or screws to the sash box or beading of a window, and can be single or double glazed. Systems can be designed so that the rails and bars align with the existing window, preserving the external appearance and giving high thermal performance values.

26 27 Sustainable Refurbishment: a Toolkit for Going Green 2.11 Case Study: 100 Princedale Road

Case Study: 100 Princedale Road

Post-occupancy monitoring at Princedale Road Client and developer: Octavia Housing Architect: Paul Davis and Partners Contractor: Princedale EcoHaus Sustainability Consultant: Eight Associates

An exemplar sustainable refurbishment, this pre-1919 terraced house in Holland Park has achieved Passivhaus certification, a comfort-based energy assessment. The family of four who currently occupy the property benefit from a 70% reduction in energy bills and excellent thermal comfort levels.

The building is fully insulated and triple glazing has been installed. The house’s fresh air passes through an underground heat exchanger, where it is preheated or pre-cooled depending on the season, and is then filtered before being distributed to each room, ensuring a stable internal temperature.

There are three solar thermal panels on the roof that provide 80% of the direct hot water for showering, baths and washing up. The building is in a conservation area and the key element to negotiate with the Local Authority was the triple glazing. These are designed to match the appearance of the existing windows when closed.

100 and 102 Princedale Road where families in the houses benefit from insulation and upgraded windows to the whole of the house. These measures have been implemented without significantly altering the appearance of the streetscape.

A study was conducted on Princedale Road, examining the performance of three houses of similar geometry and occupancy, each refurbished to a different standard. These included a ‘typical scheme’ (above in grey) which met current Building Regulations but went no further, a Decent Homes Plus standard refurbishment (above in yellow) which took insulation and airtightness considerations into account, and the aforementioned Passivhaus scheme, displayed in green.

It was found that the Passivhaus performed better than the Decent Homes Plus and the typical scheme in multiple ways, including water and energy use, thermal comfort and indoor air quality. Final energy demand was reduced by 83% in the Passivhaus and 46% in the Decent Homes Plus scheme in comparison to the typical scheme.

The carbon emission performance of the Passivhaus scheme achieved 60% less than the control scheme or Typical Scheme with no significant measures. The energy bills were 60% lower in the Passivhaus and the thermal comfort benefits were significant – the average internal temperature during the winter months in the Passivhaus was 20.8 degrees compared to 16.4 degrees in the Typical Scheme. 28 29 Sustainable Refurbishment: a Toolkit for Going Green 2.12 Passive and Active Ventilation

What opportunities are there for effectively providing Passive and fresh air to living spaces? Active Ventilation Passive measures:

A supply of fresh air is important to the well-being of building occupants, particularly during 1 2 3 i the summer when temperatures are high, but also during winter when inside air can become stale. There are a number of options for bringing fresh air inside. Mechanical Ventilation with Single-sided and cross- Trickle ventilation Passive stack ventilation Heat Recovery (MVHR) is an advanced, low energy system which ensures constant internal ventilation (PSV) temperatures. Where windows are being replaced, consider installing Ensuring a clear passage of air A PSV system draws air through One of the very first ‘forced air’ ventilation systems is still in existence at St. George’s Hall in frames with built-in trickle vents, through opening windows on the house by means of wind cowls Liverpool. Designed by Scottish scientist and inventor David Boswell Reid, the system used which are an effective means of ? two sides of a property may installed on the roof, which ‘pull’ coke and steam-fired boilers to warm and circulate fresh air through a series of ducts and supplying background ventilation provide adequate ventilation. stale air out of the house through tunnels, hidden within the building’s floor and walls. where rooms are already fitted Where the building has only one ducts in the walls and ceilings, to with sealed chimneys, new doors aspect, sash windows which open be replaced with fresh air drawn Standards regarding levels of ventilation are covered by Part F of the UK Building and double glazing. It should be top and bottom allow a certain in through vents in the walls Regulations. Where work is being done to historic buildings and those within conservation noted that while this measure ! degree of control. This is useful without the need for electricity. In areas, the aim should be to improve ventilation levels as far as reasonably possible with is compatible with Continuous in evacuating water vapour from historic buildings these systems regards to the property’s significance. Guidance can be sought from English Heritage and Mechanical Extract (see below), kitchens and bathrooms quickly can be integrated with existing through the BS 7913 document Principles of the Conservation of Historic Buildings in the trickle vents will reduce the (see opposite). chimney flues, and the cowl made development of appropriate ventilation strategies. effectiveness of Mechanical to resemble a traditional chimney Ventilation with Heat Recovery. pot.

Where a room has windows on more than one side, these can be opened Active measures: to take advantage of wind-driven cross-ventilation. This is particularly useful on upper floors, where open wind 4 5 6 windows will provide an easy route direction for air to move through the building. Mechanical extract Continuous mechanical Mechanical ventilation (ME) extract (CME) with heat recovery fresh air replaces stale air (MVHR) Mechanically driven, localised This system uses an ‘always on’, ventilation is particularly beneficial centrally located ventilator to in areas such as kitchens and draw fresh air in through trickle This system uses a centrally bathrooms, where it removes vents in the building’s external located unit to transfer the heat Although not quite as effective as high levels of moisture and other envelope, expelling the exhaust from extracted air to incoming cross-ventilation, rooms with only pollutants. Systems can be manually air through ducting in the roof fresh air, thereby creating a one aspect can use single-sided controlled or automated, tiggered by and walls. CME can be combined pleasant environment with a ventilation for the delivery of fresh constant internal temperature. air. Opening both top and bottom heat, pollutant or humidity sensors. with Passive Stack to create an ‘Assisted Passive Stack Ventilation’ sashes will allow for air circulation; sash windows Domestic heat exchangers on warmer days buoyancy will open top and To comply with building regulations system, where the mechanical can have an efficiency of encourage air movement. bottom extractors in kitchens should be unit is activated when wind levels capable of drawing air out at a are too low to be effective. 88%, meaning the majority of rate of 30 litres per second. For exhausted heat is recovered bathrooms this is 15 litres per by the unit for the purpose of second. warming the incoming air.

30 31 Sustainable Refurbishment: a Toolkit for Going Green 2.13 Comfort Cooling

Comfort Before considering comfort cooling systems, what Cooling opportunities are there to cool naturally?

Passive measures:

The aim of installing comfort cooling is to control internal temperatures for thermal comfort i purposes; typically a user will set a temperature of 21 degrees centigrade, plus or minus 2 1 2 3 degrees, although we would recommend a higher setting on warmer days to reduce energy consumption. Traditional buildings have variations in temperature depending on external Natural ventilation Shading Passive internal gains environments that exceed this range by 3 or 4 degrees. Often a good supply of fresh air Consider restoring existing shutters Consider installing energy Before installing comfort cooling, there are a number of passive measures that can be will be sufficient to cool down an to south-facing windows to block efficient lighting and appliances, ? implemented to reduce, or even eliminate the demand for it (see opposite page). Once these interior on warm days. This can heat gains in the summer months. as traditional or outdated have been addressed, consider installing comfort cooling to the main rooms only, such as be achieved through ensuring Venetian blinds angled so as to installations often emit a lot of living rooms and bedrooms. In addition, consider using a prominently-placed energy meter to adequate levels of single-sided or block the sun’s rays will have the heat, thus increasing the need monitor the amount of electricity used. cross-ventilation. See the previous same effect and will also allow a for cooling. In addition, switching section for more information on degree of daylight into the room. off computing and audio visual Planning permission will be required when installing comfort cooling equipment externally how to make ventilation work In addition, planting trees in back equipment at the wall will prevent ! and listed buildings will require consent for any internal alterations. Internal alterations to effectively using sash windows. gardens can block heat gains unwanted heat gains caused while non-listed buildings in conservation areas are permitted development. A Grosvenor license during the summer, whilst allowing devices are left on standby. will also be required. light through in the winter when the leaves have fallen. Note that external shutters are generally not allowable on the estate.

Internal shutters at 3-10 Grosvenor Crescent refurbished and developed Active measures: by Grosvenor, can be used to keep direct sunlight out during prolonged periods of hot weather, thereby reducing the need for active cooling 4 5 6 within the property. Phase change board System performance External equipment

Phase change material absorbs If you do choose to install a Refrigerant cooling systems heat energy when the ambient refrigerant cooling system, require equipment to be sited temperature increases, and consider those which incorporate both in and outside of the releases it again when the thermostats and time switches property. Close consultation with temperature falls. At between 5 to ensure it is only used when a design professional can ensure and 15mm thick, these materials needed. the equipment is located where can be applied to ceilings, and it will neither cause an adverse help to maintain a constant Look at units with a high visual impact on the building/ internal temperature during coefficient of performance (COP) surroundings nor contribute to the summer, when outdoor of 3.5, a low global warming noise pollution. temperatures can be high. potential (GWP) and a refrigerant leak detection system.

32 33 Sustainable Refurbishment: a Toolkit for Going Green 2.14 Upgrading a Roof or Building a Mansard

Upgrading a Roof When upgrading a roof or building a mansard, what additional environmental measures can be or Building a Mansard implemented? Passive measures: Homes without sufficient insulation lose around a quarter of their heat through the roof. In addition, inhabitable roof spaces (such as a mansard or loft conversion) can become 1 2 3 i uncomfortably warm in the summer months. Installing insulation is an excellent way to improve a property’s efficiency, resulting in a more stable internal temperature and a Slate reclamation Roof lights Green roofs reduced reliance on heating sources or comfort cooling. Retaining original slate or As mentioned in the section These can vary from simple grass/ The roof can be used as an area to locate renewable energy technologies such as solar sourcing second-hand tiles from on upgrading the lighting and sedum coverings to elaborate ? thermal and photovoltaic panels. Although these can be installed in many different reclamation yards reduces the electrical systems, roof lights are roof gardens. Green roofs offer a orientations, they will work most efficiently when situated on a south-facing roof a a pitch of impact of mining, and preserves an excellent way to bring natural range of advantages, including: 30 degrees, where the sun’s rays are not obstructed by trees or other buildings. the historic character of light into hallways, corridors and improved thermal insulation, conservation areas. rooms in the roof. Units can be better acoustic properties Local Authority advice is required for installation of equipment, which can be an issue for installed at both pitched and ‘flat’ and improved rainfall run-off ! listed buildings and those within conservation areas such as Mayfair and Belgravia. Listed In addition to slate, reclaimation orientations, and be operated attenuation, reducing demand buildings will require permission for alterations of any kind, and planning permission is yards are an excellent source both manually and automatically on drainage systems. They are required when installing solar panels that add 150mm over the existing building line on a of heritage building elements by switches and rain sensors. also aesthetically pleasing and non-listed building in a conservation area. such as brick and stone, as Special ‘conservation roof lights’ improve levels of biodiversity. well as period features such as are available, which are designed Typically, a substrate of 100mm The diagrams below demonstrate the issues presented by traditional mansard roof porcelainware and ironmongery. to replicate traditional Victorian is required to absorb sufficient construction, and how these issues can be addressed through good design. units and are more suited to water and allow plants other than heritage projects. sedum to thrive.

The diagram to the right demonstrates the design of a Active measures: traditional mansard roof without insulation, and with a hot water cylinder located in the roof space. no loft insulation 4 5 6 Air source heat pump Solar thermal panels Photovoltaics (PVs) no wall hot water insulation cylinder Air source heat pumps can be These are an effective means of Roof-mounted solar panels can used for both heating and cooling supplementing a home’s hot water provide a property with its own on- no floor insulation the internal environment. As a demand. Water is pumped through site energy supply. An array of cells heater this technology is able roof-mounted panels where it is convert sunlight into electricity, to produce several units of heat heated by the sun’s rays before and can even work on cloudy days. This second diagram demonstrates for every unit of electricity they being passed through a coil in the how a mansard roof can be consume. Equipment is sited both property’s hot water cylinder. A 15m2 photovoltaic array will refurbished to incorporate hot water inside the building and outside provide a significant portion insulation, and how a solar water at roof level. Note also that the 5m2 of solar thermal panels will loft cylinder con- of the electricity demand of a heating panel can be used with the nected to solar provide a significant portion of insulation external equipment generates three bedroom house. Where the cylinder, for the provision of hot water heating the hot water demand of a three a degree of noise, and can be generated electricity is not used, water. mansard insu- panel on roof bedroom house. There are 2 troublesome for neighbours. this is exported into the national lation types of thermal panel -flat and grid. In addition the owner of the evacuated tube; the latter can be Consider units with a high panels is paid a set number of acoustic coefficient of performance (COP) used where the roof orientation is floor pence per killowatt hour through of at least 3.5. not ideal as the fins can be turned insulation the Feed in Tarriff (see glossary). towards the sun.

34 35 Sustainable Refurbishment: a Toolkit for Going Green 2.15 Thermally Upgrading the External Walls

Thermally Upgrading the When thermally upgrading the external walls, what is the decision-making process and what are the options External Walls available? Design Considerations:

Achieving stable thermal comfort levels is beneficial in all rooms, and of particular importance in i areas where vulnerable people, such as the elderly or small children, spend time. Insulating a room 1 2 3 will enable stable temperatures across the whole space and prevent the occurrence of cold spots, whilst reducing reliance on heat sources. Are you insulating a Designer’s brief Specialist insulation single room or the contractors Due to their age, the vast majority of properties in Mayfair and Belgravia are of solid brick wall Before going to planning, it is construction, and do not feature cavity walls like modern buildings. Insulation must therefore be whole house? important to be confident that the ? The process of insulating internally applied directly to the wall, generally on the inside. In terms of heat loss, an insulated solid brick wall designer’s brief is clearly defined requires specialist skills that a will perform five times better than an un-insulated one. In addition, a double-glazed window loses to include wall insulation at an If it is not practical to insulate the small to medium contractor may half the heat of a single-glazed window, which in turn loses 17 times more heat than an insulated early stage in order to effectively whole property simultaneously, not be able to provide. Insulation wall! address technical issues. there are significant benefits to specialists can be sub-contracted be gained from insulating a single to effectively install insulation In solid brick walled buildings, the introduction of internal insulation makes a significant change to Ensure that reasonable room. This is particularly true of and ensure it performs to its how the building fabric is able to respond to variable internal and external environments. The use consideration is given to the ! spaces where thermal comfort full specification, and minimise of products that are ‘vapour closed’ (which means that water vapour can not pass through) creates impact on existing features, is an issue, such as family rooms thermal bridging (see glossary). a vapour barrier in the building that had not previously existed. Their installation is therefore to be and children’s bedrooms. loss of floor area, cold bridges, carried out following either a condensation risk analysis by an expert, or with regard to the relevant ventilation, and both surface and Request either BBA approval, a Agreement Board’s instructions and standards. The use of vapour open, hygroscopic and capillary structural moisture levels. guarantee or a condensation risk active insulation is an alternative option for internal insulation; these products work with the analysis. building fabric by allowing vapour to move within the material whilst retaining heat.

The top floor apartment at 58 Park Street, developed by Grosvenor, Product solutions: benefits from whole house insulation, including the existing walls and roof. Wood fibre insulation The floor was acoustically insulated Solid wood fibre insulation is manufactured into rigid boards through the compression of processed wood; its breathable as a further apartment is located properties make it a good choice for historic buildings. below. Secondary glazing was added to the existing windows to ensure an Typically, an additional wall thickness of 75mm is required for a solid brick wall to achieve heat loss values compliant with efficient fabric throughout. Energy Building Regulations. efficient lighting and appliances were provided. Water efficient and high comfort showers were provided. The contractor recycled Aerogel insulation contractor waste and achieved Available as either a flexible ‘blanket’ or composite boards, aerogel is an extremely thin insulation and an excellent solution a score of 30 out of 40 on the where reduced thicknesses are required, or where bulkier products such as wood fibre would not be appropriate. Considerate Constructors Scheme. The scheme achieved an EcoHomes An additional thickness of 30mm is required to comply with Building Regulations. ‘Excellent’ rating.

Spray foam insulation (Polyurethane/PU) For small spaces where maneuverability is an issue, such as small gaps around windows, polyurethane spray foam provides a useful insulation solution. This insulation is sprayed from a flexible nozzle connected to a pressurised container, and slowly expands to fill the gap, hardening within a few minutes. Where used in bulk, an additional thickness of 50mm of polyurethane is required to comply with Building Regulations.

36 37 Sustainable Refurbishment: a Toolkit for Going Green 2.16 Holistic Sustainable Refurbishment

Holistic Sustainable If targeting a complete holistic refurbishment, what is Refurbishment the initial process at the onset of the project?

Preparation:

Taking a holistic approach to refurbishment is the ideal way to implement sustainability i measures that complement each other. As a client, it is possible at early stages to analyse 1 2 3 the potential benefits of environmental measures in terms of thermal comfort, acoustic performance, health considerations and monetary value, to make informed decisions. Set a brief Sustainability workshop Investigate options

Buildings with an Energy Performance Certificate Rating of F and G will no longer be rentable When considering such a project, Shortly after, it is possible to Together, the design team are ? following the introduction of new legislation in 2011, with effect from 2018. Currently, around the first port of call is likely to be hold a sustainability workshop to likely to come up with a series 700,000 rented homes fall under these ratings, and will need to be refurbished if they are to an architect, a building surveyor discuss sustainability strategies of options for combinations of be suitable for letting. or an accredited designer. with the designers. Consider sustainable measures, which will Prepare a project brief with their bringing in a sustainability deliver various levels of increased The Local Authority Planning Officer will look favourably on applications with supporting guidance and ensure that this consultant to facilitate the sustainability at a range of costs. ! evidence that environmental improvements are being made. In certain instances, typically for is tailored towards achieving meeting, and assess together Spend some time assessing which major developments, there are planning requirements for sustainability such as meeting a a sustainable refurbishment, the feasibility of implementing a options are right for the property, BREEAM (Building Research Establishment Environmental Assessment Methodology) target. with broad objectives for where wide variety of measures in the and whether or not to proceed. For further information on Westminster City Council and the Royal Borough of Kensington improvements should be made. property. and Chelsea’s requirements, see section 4.3. They will also act as ‘agent’ when it comes to consulting additional professionals.

Completed in 2009 by Grosvenor Britain & Ireland. The whole-house refurbishment of 11 Grosvenor Design: Crescent Mews was the first to achieve an EcoHomes ‘Excellent’ rating on the Mayfair and Belgravia 4 5 6 estate. The building fabric was upgraded with internal wall Set specific targets Planning Design development insulation to the front and rear elevations, secondary glazing With the range of options in It is important to decide upon It may be advantageous to use a throughout and floor and roof insulation. The heating and hot mind, it can then be decided all sustainability measures sustainability tracker, to ensure water is provided by an efficient down which avenue to proceed. pre-planning, so as to be able that the targets that have been set gas boiler. The lighting is energy Be clear with the design team on to inform Grosvenor and the are being met by the design team. efficient with compact fluorescent what targets should be met such Local Authority of any proposed This will detail all sustainability lamps (CFLs) used for 75% of all as specific reductions in energy changes in the external measured with the objective lighting. The ventilation is provided demand or carbon emissions. appearance of the building that of ensuring implemented and by extractor fans in the kitchen and It is also possible to use an may take place. retained throughout the project. bathrooms, as well as openable external assessment method windows. All appliances are energy such as BREEAM to set a holistic efficient. All timber was FSC certified. performance target. See page 46 for further information.

38 39 Sustainable Refurbishment: a Toolkit for Going Green 2.17 Case Study: 10 Hawthorne Road 3.0 Standards and Regulations

Case Study: Standards, Regulations and 10 Hawthorn Road Appendices 3 Client or developer: Metropolitan Introduction The following section provides a summary of the standards and regulations applicable to Architect: Anne Thorne Architects sustainable refurbishments. Services Engineer: King Shaw Associates Contractor: Sandwood Construction Sustainability Consultant: Eight Associates Contents 3.1 Grosvenor’s Approvals Process 42 3.2 Planning and Listed Buidlings Consent 43 Located in the Campsbourne conservation area, this terraced Edwardian three-bedroom 3.3 Building Regulations Part L1B 44 house has been refurbished, resulting in an 80% reduction in carbon emissions when 3.4 BREEAM Domestic Refurbishment 45 compared to the building prior to works. 3.5 Government Funding: Green Deal 46 The walls and roof are insulated with welsh sheep’s wool, triple glazing was specified to the front and rear elevations and a mechanical ventilation system provides the rooms with fresh air, which is pre-warmed with heat recycled from the extract air. All lighting, appliances and sanitaryware have been chosen for comfort and efficiency, resulting in significant energy and water savings. Three solar thermal panels on the roof generate direct hot water. The Local Authority was supportive of the scheme and although the building is in a conservation area, the new triple glazed windows were not thought to harm the streetscape.

The scheme was part of the Retrofit The apartment at 121 Mount for the Future Competition and Street, developed by Grosvenor, as monitored achieved an 80% achieved an EcoHomes ‘Very Good’ carbon emissions reduction over the rating. The refurbishment involved existing building. upgrading the heating and plumbing systems with a new Vaillant system boiler along with thermostats and thermostatic radiator valves. The building fabric was repaired and secondary glazing was installed to all the windows. All lighting and appliances are energy efficient.

40 41 Sustainable Refurbishment: a Toolkit for Going Green 3.1 Grosvenor’s Approvals Process

Grosvenor’s Approvals Process

Background • Converting a garage into a living room if it is the If the proposals involve adding floor area or substantially Fees only garage at the property and capable of taking a enhancing the value of the property, there may be a capital The standard Grosvenor lease for flats and houses medium-sized car payment implication. In this case the Grosvenor Asset Approval fees are based on a scale, whereby changes are prohibits any alterations that affect the structure or • Installing or adapting windows or doors (including Manager will assess any appropriate payments before based on the cost of proposed works to a builder’s first fix architectural appearance of the property. Notwithstanding garage doors) that are unsympathetic to the approval to the works is granted. finish (e.g. plasterboard but not decorated, without cover this restriction, alterations may be permitted subject to Conservation Area plates to light switches and socket outlets). certain procedures and conditions. For freehold properties, • Building on more than 50% of the original size of the If the works are acceptable in principle, Grosvenor may Grosvenor approval to alterations is required under the garden forward the application to their retained surveyors, Murray If the property in question is within a privately owned terms of the Grosvenor Belgravia (or Grosvenor Mayfair) • Erecting mansard extensions in certain mews Birrell Limited (MBL) for them to grant a formal conditional Grosvenor Mews, there will also be a minimum £500 (excl. Estate Management Scheme. • Works that adversely affect the light or amenity of approval. Details are as follows: VAT) fee to cover additional costs incurred for the cleaning neighbouring properties of surface water gullies at the end of the works. The reason alterations are controlled and regulated is for • Linking two houses laterally to create a single house Murray Birrell Ltd., the long-term preservation of the external appearance (mews houses may be linked to the main house -as in 207-215 High Street, Orpington, Kent BR6 0PF Depending on the complexity of the works, fees will of the buildings, to ensure the highest standards of Chester Square and Eaton Mews South Telephone: 01689 898 288 also be payable to a Grosvenor appointed structural workmanship are implemented and that the buildings • Constructing sub-basements generally, save swimming engineer, services engineer or acoustic engineer, who will remain structurally sound. pool excavations below lower ground floor level The letter that they send will give conditional consent, assess, review and comment on the proposals prior to subject to compliance with certain conditions, which must commencement of the works. All of these fees are paid be dealt with before the works start (conditions precedent) directly to the individual consultant and are based on the Criteria Approvals process such as approval fees, insurance and planning consent, cost of works. and other conditions that are relevant once the work has Works which do not require consent are those of repair The first step is normally to appoint an architect, chartered started, such as compliance with statutory health and If a license for Alterations is required there will be or renewal where identical materials are being used, building surveyor or accredited designer to prepare safety regulations, working hours and behaviour on the additional fees. For in-house licenses (e.g. for the use of a internal or external redecorations (in line with Grosvenor’s concept drawings. Once these have been prepared, contact building site. If a license for alterations is required, then roof terrace of a/c plan) an additional fee of between £150- requirements regarding the colour and type of paints used with Grosvenor can be made to establish whether the this must be completed before works start. £250 is required. For all other Licenses for Alterations, our externally), new cupboards and new kitchens or bathrooms principles of the proposal are likely to be acceptable. If solicitor’s, Boodle Hatfield, bespoke fees must be met. where the existing service connections are re-used. they are, or agreed modifications are made, then suitable Depending on the type of works there are three different architectural drawings of a scale of not less than 1:50 types of approval: A refundable deposit of £500 is required for all approvals. should be prepared and submitted for formal approval, The deposit, plus interest, is returned once ‘as-built’ Consent is always required for the following: together with an estimate of the cost of works up to • Letter and approved drawings -used for drawings have been provided at the completion of the builder’s finish, i.e. without decorations or furnishings. In straightforward works that do not involve and works. Depending on the complexity of the proposed • Submitting a planning or listed building application. the case of leasehold properties, the drawings should be increase in floor area, change of use, terraces or air works, a further damage deposit may be requested. The For freehold properties, prior consent to submitting submitted to Grosvenor prior to making contact with the conditioning. deposit, plus interest, will be refunded after the works have an application is not required but a written copy of the Local Authority for planning and listed building consents, • Grosvenor license (prepared by Murray Birrell been completed. However, if the works are poorly managed application should be sent to Grosvenor along with the Application Form for Landlord’s Consent to Ltd.) -this is used where there are reinstatement and damage occurs, we may compensate neighbours for • Works that affect the exterior of the building Carry Out Alterations. In determining whether and upon or revocation provisions -for roof terraces, air such sums as we estimate to be the loss they suffer. -extensions, conservatories, alterations to or new what conditions consent should be granted, Grosvenor will conditioning or temporary works. Licenses may also be windows (including security grilles), walls, roofs, take into account not only the proposed works themselves, required for freehold approvals. A variety of standard literature is available upon request external pipework but also the extent and nature of recent works carried out • Solicitor’s license -for major works (including those from the local Grosvenor Office Contact, including: • Roof terraces, air conditioning or comfort cooling. at the property and any current or proposed works in the smaller ones involving additional floor areas), any • Security cameras, satellite aerials, burglar alarm vicinity. This may mean that if approved, works may need change of use or where a premium is payable. • The Grosvenor Specification, with which all works boxes, external signage/lighting and boiler flues to be phased or delayed in order not to cause unnecessary should comply; • Any change of use of any part of the house or flat disturbance to nearby occupiers. • Fee scales applicable to approvals; • Internal alterations that affect the structure of the Timetable • Guides for scaffolding, ‘soft strip’ satellite dishes, building including, for flats, the installation of timber/ If the flat or house in question has an intermediate external decorations and colour schemes for mews stone or other form of solid floor finish landlord between the residents and Grosvenor, residents The issuing of these licenses will take between four and properties; • Pruning or felling trees must obtain their agreement before discussing with or six weeks, depending on how quickly the necessary • The freehold Estate Management Schemes. • For flats managed directly by Grosvenor, the submitting approvals to Grosvenor. This is because the information regarding the scheme is provided. Once all installation of gas fires occupation is an agreement between the resident and the the conditions precedent have been complied with, work Head lessee and not a direct agreement with Grosvenor. can start. Murray Birrell Ltd. or Grosvenor surveyors will Consent is unlikely to be granted for the following: Normally, the intermediate landlord will agree to the make occasional inspections until the works have been resident discussing proposals directly with Grosvenor, but completed. • Converting pavement vaults or underground rooms this is not always the case. into living accommodation (other than utility rooms, bathrooms, stores etc.)

42 43 Sustainable Refurbishment: a Toolkit for Going Green 3.2 Planning and Listed Buildings Consent 3.3 Building Regulations Part L1B

Planning and Listed Buildings Consent Building Regulations Part L1B

Background as well as clauses referring to improvements in pollution Introduction introduction of additional sustainable measures to levels, low-carbon transport, the protection of biodiversity buildings where other works are being carried out. The Combined, Westminster City Council and the Royal and compliance with environmental laws. The Building Regulations are a set of legal, government- document will also set out more specific requirements with Borough of Kensington and Chelsea cover an area of approved documents, which set out the requirements for regards to historic and listed buildings, which will no longer over 3,000 hectares, and are home to some of the most Westminster makes specific reference to high quality building works in terms of their construction, performance be classed as exemptions from the regulations; guidance socially, politically and architecturally significant sites in alterations and extensions to existing buildings in its Policy and safety standards; there are 14 documents in all, on energy standards will be provided by English Heritage. the country, including the Portman, Cadogan, Crown and CS27, Design of the Local Development Framework Core labelled Part A to Part P. Part L deals with the conservation For full details of the proposed changes please see the Grosvenor Estates. Over three quarters of both boroughs Strategy: of fuel and power, and is subdivided into four sections document 2012 consultation on changes to the Building fall within conservation areas, and around 20,000 buildings dealing with dwellings and non-dwellings, both existing and Regulations in England, section 2, available at www. listed form the make up of their built environment. “Development must incorporate exemplary standards of new. communities.gov.uk. sustainable and inclusive urban design and architecture. The districts of Belgravia and Mayfair were designated In the correct context, imaginative modern architecture Part L1B aims to ensure that addition and alteration as conservation areas in the late 1960s, and are together is encouraged provided that it respects Westminster’s works to existing, self-contained dwellings promote the home to around 10% of Westminster’s listed buildings, with heritage and local distinctiveness and enriches its world- conservation of fuel and power, and mitigate the levels of class city environment. a significant number in the Royal Borough of Kensington CO2 emission they could potentially cause. The document and Chelsea. A building’s listed status or location within a applies to the replacement and renovation of thermal conservation area has a dramatic effect on the freedom the Development should: elements (walls, floors and roofs), the construction of owner has to make alterations. Being within conservation extensions, the alteration of controlled fittings (windows, areas, the Grosvenor Estate is subject to stringent planning • Reduce energy use and emissions that contribute doors and roof lights) and material changes of use, such as regulations, which aim to ensure the long-term survival of to climate change during the lifecycle of the loft or garage conversions. the area’s specific atmosphere. development, in line with national and regional standards as a minimum; and • Ensure the reduction, reuse or recycling of resources Technical information Conservation areas and materials, including water, waste and aggregates Part L1B specifies a set of thermal transmittance values, Conservation area status is principally designated in This will include providing for an extended life-time of which must be achieved when installing, replacing or order to prevent the whole or part-demolition of unlisted the building itself through excellence in design quality, upgrading the components listed above. The Local buildings and the felling of trees. However, applications high quality durable materials, efficient operation, and Authority’s Building Control Department, to whom for planning permission in such regions are also subject to the provision of high quality floorspace that can adapt to application for Building Control Approval is made to verify additional scrutiny. changing circumstances over time.” the compliance of architectural details and specifications, oversees implementation of the regulations. In most cases, The City Council also published a supplementary guidance both Planning Approval and Building Control Approval must Listed buildings document entitled “Retrofitting Historic Buildings for be granted for works to legally proceed. Sustainability” in March 2012, which details various Where a building is listed, the Local Authority must approaches to adapting listed buildings and those located grant permission before any modification, extension or in conservation areas. The document can be viewed online Regulations and traditional buildings demolition works can legally be carried out. In many at http://transact.westminster.gov.uk, and includes maps cases, specialist knowledge must also be sought prior outlining the location of conservation areas. to commencement to ensure the proper preservation The Building Regulations make allowances for listed of historic architectural detailing. Building works must properties or those located in conservation areas such as safeguard historic fabric and features of interest and RBKC Environment Strategy Mayfair and Belgravia. As stated in the Communities and restore any significant features damaged in the course of Local Government (DCLG) guidance document Planning for alterations. See the further reading section at the end of The Royal Borough of Kensington and Chelsea (RBKC), the Historic Environment, in such cases Local Authorities this document for links to additional information. which is home to a number of streets in Belgravia, should assist applications for alteration in finding feasible also acknowledges the need to address environmental solutions, which enhance energy efficiency and increase sustainability. The RBKC’s Environment Strategy document resilience to climate change, whilst preserving historic Westminster Environmental Policy focuses on development and construction among several fabric as far as practicable. areas. Whilst keen to preserve the borough’s historic character, Westminster City Council is also aware of the environmental The RBKC’s Policy CE1: Climate Change addresses the Future updates to the Building Regulations issues facing its residents. The Westminster City Council environmental criteria to be considered when determining Environment Policy was first drafted in 2007, and stipulates planning applications. All subterranean development must The DCLG issued a document detailing proposed changes the application of “high standards of sustainability to now achieve an EcoHomes ‘Very Good’ rating, comprising to Part L1B at the beginning of 2012, which are likely to building developments and refurbishments,” at least 40% of energy and water credits, or equivalent be effective from 2013. These call for raised standards of under BREEAM Domestic Refurbishment. thermal transmittance and airtightness, as well as the

44 45 3.4 BREEAM Domestic Refurbishment 3.5 Government Funding: Green Deal 4.0 Appendices

BREEAM Domestic Refurbishment Government Funding: Green Deal

Introduction Introduction Appendices Covering a wide range of environmental issues such as The United Kingdom is subject to ambitious carbon emission energy use, water conservation and the responsible reduction targets under the Climate Change Act 2008 that sourcing of materials, BREEAM (Building Research stipulate a reduction in carbon emissions of 34% by 2013 and Establishment Environmental Assessment Methodology) 80% by 2050, based on 1990 levels, according to Department is an internationally recognised measure of a building’s of Energy & Climate Change website: www.decc.gov.uk. As 4 environmental performance. it is estimated that approximately 13% of our annual CO 2 Introduction For those seeking further information, references to useful books, technical publications, emissions are down to the energy generated to provide BREEAM is divided into a family of methodologies tailored regulatory guidance documents and websites are provided over the following pages. A heating and hot water to British homes, the Government is to different building types, with the Domestic Refurbishment glossary of terms has also been provided to define some of the more technical language keen to focus on reducing demand in this area. system being used to assess works to existing homes. The used in this document. Finally, the sustainable refurbishment questionnaire may prove to be required standards for BREEAM are formulated using up-to- a useful tool in determining which measures to target first when undertaking a residential The Green Deal is a government initiative intended to enable date science, and in all cases go above and beyond current refurbishment project. For those looking to gain approval from Grosvenor for alterations to home and business owners to introduce ‘green measures’ Building Regulations. a property on the Estate, we ask that this document is completed, detached and sent along to their properties with no up-front costs, to help towards with the application form. The scheme acts as an environmental auditing system and is meeting these targets. The Green Deal will provide individual applied from project inception to completion, with third party loans to finance the installation of efficient heating and hot certification being issued at design and post-construction water equipment, insulation, double glazing and on-site 4.1 Further Reading 48 stages. energy generation systems. Contents 4.2 Glossary 50 4.3 Questionnaire 53 Process Opportunities for residents

Starting at early design stage, a licensed professional Where interested in taking advantage of the Green Deal loan, will consult with the design team to advise on what consumers can contact a Green Deal Assessor, an accredited environmental measures are achievable, based on the consultant who will undertake a survey to establish the scope of the project. A target rating will then be chosen property’s current energy performance levels and assess its from the five available benchmarks, which range from ‘pass’ suitability for green measures. The advisor will create a full to ‘outstanding’, and a design stage certificate issued in report using energy modelling software, and identify what anticipation of work to be carried out. financial savings can be made over a given period of time.

Throughout the duration of the project, the assessor will The Green Deal Advisor will then create a shortlist of suitable liaise with the design team to obtain information on the products, from which the consumer can choose a measure project specification, and conduct site visits to ensure the or combination of measures to be installed. Having gained intended measures have been implemented. Following consent to proceed, the Green Deal Provider then informs the completion, the assessor will conduct a post-refurbishment consumer’s energy supplier, who provide the capital outlay review and issue the final certificate in recognition of the on the condition that the expected long-term savings exceed building’s overall performance. the immediate costs. Repayments are then made through electricity bills, which are attached to the property and thus passed on to any future owners. Benefits Further sources of information As a widely used third party assessment method, BREEAM has created a common language for construction The Green Deal is being launched in conjunction with the professionals working in sustainability. The introduction Energy Company Obligation, or ECO, which will ensure ‘hard- of the BREEAM Domestic Refurbishment scheme means to-treat’ areas (conservation areas and listed buildings, for that listed and historic buildings can now benefit from this example) requiring specialist measures such as solid wall mode of evaluation, and can attain the same environmental insulation, will still be eligible for funding. This is particularly credentials as new buildings. relevant to Mayfair and Belgravia, where the majority of The increasing popularity of BREEAM certification has given properties are of solid wall construction. rise to a mode of comparison for sustainable buildings, giving recognition to environmental innovation and Green Deal Advisors are certified through Gemserv, the Green potentially increasing a property’s resale value: Chegut A, Deal Oversight and Registration Body who are responsible Eicholtz P and Kok N (2012) Supply, Demand and the Value of for the registration of assessors, installers and providers. A Green Buildings, available at: www.rics.org/research. full list of accredited professionals can be viewed at www. Mayfair greendealorb.co.uk. 46 47 Sustainable Refurbishment: a Toolkit for Going Green 4.1 Further Reading

Further Reading

Grosvenor Environment Review 2011 Websites: sustainable refurbishment Retrofit for the Future The Jewson Sustainable Building Guide (2011) by Grosvenor www.retrofitforthefuture.org http://blog.jewson.co.uk A guide to Grosvenor’s committment to creating and BREEAM Domestic Refurbishment The Technology Strategy Board’s Retrofit for the Future This guide offers information and advice on upcoming legislation, government incentives and sustainable products managing well-designed environmentally-sustainable www.breeam.org programme was designed to kick-start the retrofitting of the and practices. buildings and places. BREEAM is a design and assessment method for sustainable UK’s social housing stock. Their website includes a database buildings (See section 3) of low-energy building information, created to assist in the Recommended books planning and development of sustainable housing schemes, be Low Carbon Domestic Retrofit Guides they new build or refurbishment. www.instituteforsustainability.co.uk/retrofitguides Environmental Design Pocketbook Changeworks Heritage This collection of documents draw on leading academic and Waterwise industry experts, and provide practical and commercially by Sofie Pelsmaker (2012) www.changeworks.org.uk focused advice and best practice to both trades and This book provides a useful one-stop summary of Changeworks is a leading environmental charity that helps www.waterwise.org.uk professions including architects, surveyors, builders, project sustainable, low-energy building design. people to live and work in a more sustainable way. Waterwise is an NGO whose purpose is to promote the managers, plumbers and electricians. reduction of the amount of water we use in the UK.people to Residential Retrofit - 20 Case Studies Department of Energy and Climate Change (DECC) live and work in a more sustainable way. Changeworks Heritage by Marion Baeli (2013) www.decc.gov.uk Energy Heritage This book is a collection of case studies that were part of the DECC is the government’s department that is responsible Local Authority guidance This is guide in how to improve the energy efficiency in Retrofit for the Future competition. for national energy provisions and the country’s policy traditional Homes responses to climate change. Westminster City Council Sustainable Construction www.westminster.gov.uk English Heritage by Sandy Hallidy (2007) Energy Saving Trust Retrofitting Historic Buildings for Sustainability (2012) Energy Efficiency and Historic Buildings: Application of Part Sustainable Construction is a groundbreaking book to help www.energysavingtrust.org.uk This report is a guide to the importance of sensitive L of the Building Regulations to historic and traditionally achieve practical, inexpensive, sustainable buildings. Energy Saving Trust is a non-profit organisation that helps and sustainable refurbishments of historic buildings in constructed buildings. the promotion of sustainable energy including energy Westminster. This guidance was written to prevent the conflicts when efficiency measures. Websites: consents planning a refurbishment between energy efficiency www.westminster.gov.uk/services/environment/greencity/ requirements and the conservation of buildings Environment Agency English Heritage sustainable-design/ www.environment-agency.gov.uk This brochure from Westminster Council is a collection of case Historic Scotland www.english-heritage.org.uk Environment Agency is a Non-departmental public body that studies of refurbished listed buildings that have achieved high Slim-profile Double-Glazing: Technical Paper 9 by Nicolas The website has information on Conservation Areas and has the responsibility for the environment, food and rural environmental standards. Heath, Paul Baker & Gillian Menzies (2010) Listed Buildings. affairs. This paper highlights the results of three research reports English Heritage advises on how to get the most out of our Sustainable Traditional Buildings Alliance on the energy efficiency performance of slim-profile double heritage for the current generation, while also ensuring its Forest Stewardship Council (FSC) protection for the next generation. The STBA is a not-for-profit alliance of historic building groups glazing. www.fsc.org and environmental and professional building organisations, The Royal Borough of Kensington and Chelsea FSC is a Non-Governmental Organisation that has been working to promote and deliver a more sustainable established to promote sustainable management of forest traditionally built environment in the UK. Their guidance Conferences www.rbkc.gov.uk globally. document, Responsible Retrofit of Traditional Buildings The Royal Borough of Kensington and Chelsea Council (available at the above address) provides information on 100% Design website with useful links on planning, conservation and Good Homes Alliance the key aspects of the refurbishment of historic buildings on www.100percentdesign.co.uk sustainability. www.goodhomes.org.uk behalf of the Department of Energy and Climate Change. 100% Design in the UK biggest design show held annually at Earl’s Court, London in September. Westminster City Council Good Homes Alliance is made up of companies, professional and experts in the built environment that build and promote Technical guidance www.westminster.gov.uk sustainable home and communities. Ecobuild Westminster City Council has extensive information on www.ecobuild.co.uk residential advice, planning and refurbishment. Prince’s Foundation Centre for Sustainable Energy (CSE) & Bath Preservation Trust (BPT) Ecobuild is the worlds largest sustainable design event held every spring at the ExCel in London. Your responsibilities www.princes-foundation.org The Prince’s Foundation is an educational charity that Warmer Bath: A guide to improving the energy efficiency of www.planningportal.gov.uk promotes the practice of traditional urban design and traditional homes in the city of Bath by Will Anderson CSE, & Retro Expo The Planning Portal is the Government’s online Planning and Joanna Robinson BPT (2011) www.cse.org.uk architecture whilst also putting the communities at the heart www.retro-expo.co.uk Building Regulations resource for anyone who wants to learn This guide is was product from the Low Carbon Bath project of the design process. Retro Expo is an annual exhibition and conference dedicated about the planning system in England and Wales. and is a guidance to respond to how low carbon future may be achieved by owners of properties built before 1919. to low carbon retrofit of existing buildings held at the end of October at the NEC Birmingham.

48 49 Sustainable Refurbishment: a Toolkit for Going Green 4.2 Glossary

Glossary of Terms

Aerated water fittings Building Regulations Part L Green Deal Thermal Comfort These allow air to flow in with the water to reduce the The part of the Building Regulations concerned with the A government initiative to enable home and business A person’s perceived contentment with the temperature amount of water flowing though the tap or shower head, conservation of fuel and power. The document is divided owners to introduce ‘green measures’ to their properties levels in their immediate environment. reducing water demand and creating a softer, more even into four sections, with Part L1B being that concerned with with no up-front costs. Loans are granted on the condition spray. residential refurbishment projects. that repayments will be equal to or less than the savings Thermal Performance calculated through the implementation of ‘green BREEAM Decent Homes measures’, with repayments made through energy bills Otherwise known as the U-Value, thermal performance is a attached to the property. For more information see measure of how quickly a building element (roof, floor, wall, The Building Research Establishment Environmental Government scheme that intends to ensure all homes are window or door) loses heat to the outside. Assessment Method is designed to help construction weather tight, warm and have modern facilities. www.decc.gov.uk. professionals understand and mitigate the environmental Listed Buildings Thermostatic Radiator Valve (TRV) impact of the developments they design and build. Certified EcoHomes buildings are awarded a pass, good, very good, excellent or Properties considered to be of significant historic or A self-regulating valve that is fitted to a radiator to regulate outstanding rating. An Environmental rating system for homes in the UK and architectural interest, protected by English Heritage. If the temperature of a room by changing the flow of water to part of the Building Research Establishment’s suite of a building is listed, then the Local Authority must grant the radiator according to the air temperature. environmental tools. The scheme was replaced by BREEAM Chain of Custody (CoC) Certification permission for any changes to the building before they can Domestic Refurbishment in 2012. legally be carried out. For more information see Underground Heat Exchanger This method verifies that timber has been sustainably www.english-heritage.org.uk. Equipment which transfers the energy in the ground sourced; certification means that products can be tracked Energy Performance Certificate (EPC) directly underneath (or adjacent to) a property into the from one supplier to another, back through the supply chain A document that gives information on how much energy Passivhaus Scheme heating and ventilation systems, reducing the need for to a forest that is certified by the Forestry Stewardship active heating. Council (FSC). supplied to the building is used and how much is wasted. A voluntary standard devised by the German Passivhaus Can be used to make a home more energy efficient and Institut for homes with particularly low energy reduce energy costs. All homes bought, sold or rented Volatile Organic Compounds (VOCs) Conservation Area requirements. The Passivhaus scheme takes a ‘fabric first’ require an EPC. approach, paying particular attention to insulation and Organic chemicals contained within myriad building This method verifies that timber has been sustainably airtightness. For more information see www.passivhaus. products, which release easily into the atmosphere and sourced; certification means that products can be tracked Energy Saving Trust Recommended org.uk. can in some cases cause health problems. An example from one supplier to another, back through the supply chain This is a product labelling scheme, which recognises compound is formaldehyde. to a forest that is certified by the Forestry Stewardship Photovoltaic Panels Council (FSC). products that are the most energy efficient on the market. The scheme is designed to allow consumers to make an Roof-mounted panels that convert solar radiation into informed decision when choosing new domestic appliances. electrical power. Considerate Constructors Scheme A voluntary nationwide plan set up by the construction Environment Agency Planning Permission industry to improve its performance. Sites and companies A form of approval, which must be sought from the Local that register with the Scheme are monitored alongside a Part of the Department for Environment, Food and Rural Affairs (DEFRA), the Environment Agency is concerned with Authority for planned developments to legally go ahead. Code of Considerate Practice, designed to promote best Please note that Planning Permission is different from practice that goes beyond statutory requirements. environmental improvements and protection in England and Wales, and also promotes sustainable development. Building Regulations Approval, which is also generally required. Building Regulations Part B Environmental Management System (EMS) The part of the Building Regulations concerned with fire Structural Moisture A framework used to manage environmental impacts safety, ensuring considerations such as the spread of fire Otherwise known as structural damping or interstitial through organisational policies. and means of escape are addressed. condensation, this occurs when moisture accumulates within the fabric of a building, giving rise to a number of Building Regulations Part F EMS ISO 14001 issues such as damp or rot. This in turn can compromise Part F of the UK Building Regulations gives standards The Environmental Management Standard of the the stability of structural elements. for ventilation and air quality, comprising rates for the International Standards Organisation extraction of stale air from the building’s interior. Thermal Bridge Feed-in Tariff (FiT) A point in a building’s external envelope, through which Building Regulations Part G This is an energy policy by which renewable energy heat can be transferred by conduction from inside to Part G of the Building Regulations sets the standards for producers are paid a certain number of pence per kilowatt outside, or vice versa. sanitary and washing facilities, as well as bathrooms and the hour of electricity they generate and ‘feed into’ the provision of hot water. The document also provides safety national grid. requirements with regard to unvented hot water systems.

50 51 4.3 Questionnaire

Sustainable Refurbishment Questionnaire Please complete, detach and return this form as part of your application for approval from Grosvenor. Please note that completion does not guarantee that measures will be permitted, either from Grosvenor or from the Local Authority.

Development details Windows (pages 24-27)

Contact name: Are/will the windows to front elevations be:

FRONT REAR Contact address: YN YN Single-glazed, with draught-proofing YN YN Single-glazed, without draught-proofing Address of development (if different from above): YN YN Double-glazed using standard units YN YN Double-glazed using slimline units YN YN Upgraded using secondary glazing Contact telephone number:

Please provide reasons why or why not:

Brief description of development works:

Lighting and Electricals (page 10) Decorating (page 12)

Will the following be implemented? Will the following be implemented?

YN Energy display device (electricity) YN All timber FSC certified YN Central ‘power down’ switch located by front door YN All paint with low VOC content YN Energy efficient lighting throughout YN All carpets with low VOC content YN Energy efficient domestic appliances YN All finishes sourced from the UK YN Photovoltaic (PV) panels

Please provide reasons why or why not: Please provide reasons why or why not:

Heating and Plumbing (page 16) Contractor (page 10)

Will the following be implemented? Will the following be required of the contractor?

YN Energy display device (heating and hot water) YN Register with Considerate Constructor’s Scheme YN Localised controls (room thermostats / TRVs) YN Divert 90% of waste from landfill for recycling YN Insulation to hot water cylinder (where present) YN Commissioned services following completion YN Insulation to all pipework YN Thermographic survey of new insulation YN Efficient gas condensing boiler

Please provide reasons why or why not: Please provide reasons why or why not:

52 53 Sustainable Refurbishment: a Toolkit for Going Green

Water fittings (page 18) Upgrading existing elements Acknowledgments

Will the following be implemented? Will the following be implemented?

YN Device to monitor/record water consumption YN Insulation to existing walls (whole house) YN Water efficient shower of <12 litres/min flow rate YN Insulation to existing walls (proportion of house) YN Water butt for external irrigation with rainwater YN If yes to either, is the insulation vapour-permeable? YN Greywater recycling system for WC flushing YN Insulation over 200mm to existing roof YN Insulation to existing floor Content and drawings provided by Eight Associates Sustainability Consultants.

Eight Associates specialise in the delivery of sustainable buildings, both in the UK and abroad. They Please provide reasons why or why not: Please provide reasons why or why not: are BREEAM Accredited Professionals and have unparalleled experience in eco-ratings, while their interactive approach to sustainabile design, energy modelling and renewable energy technologies results in truly low-impact buildings.

Photography provided by Nick Ingram at InArc Ltd.

Ventilation (page 30) Overheating / cooling Nick Ingram is a photographer specialising in architecture and interiors. His current client base includes some of the UKs premier architects, interior designers, surveyors, property developers and high end estate agents, as well as a number of design and PR agencies. Will the following be implemented? Will the following be implemented?

YN Trickle vents to windows YN Energy efficient lighting and appliances YN Are chimneys blocked up? YN Functioning internal shutters Grosvenor is a privately-owned property group, with offices in 19 of the world’s most dynamic cities. YN Mechanical extract in kitchen and bathroom YN Phase-change board Our future success is tied to the sustainable growth of the cities in which we have a presence. We YN Whole-house mechanical ventilation with heat YN Refrigerant cooling systems have a vested interest in the future shape of the urban landscape and aim to help create and manage recovery (MVHR) attractive and vibrant cities in which people choose to work and live.

Please provide reasons why or why not: Please provide reasons why or why not: With thanks also to:

Peter Guthrie Professor of Engineering for Sustainable Development, University of Cambridge

Michael Popper Director of P3r Engineers Ltd, Consulting Building Services Engineers

Lucy Pedler Architect and Director of the Green Register, a not-for-profit organisation which offers training on Roof upgrade or extension (page 34) On-site energy generation (other) sustainable building practices to all disciplines of the construction industry.

Will the following be implemented? Will the following be implemented?

YN Solar thermal panels for water heating YN Ground source heat pump YN Air source heat pump YN Combined heat and power YN Green roof of minimum 75mm substrate YN Connection to potential future district heating facility

Please provide reasons why or why not: Please provide reasons why or why not:

54 55 Further information

“This is an impressive document that manages to For further information please contact: combine readability with technical substance -which is a Nigel Hughes The Estate Surveyor, Grosvenor Britain & Ireland rare feat.” E : [email protected] T : +44 (0) 20 7312 6180 Peter Guthrie, Professor of Engineering for Sustainable Development, M: +44 (0) 7799 774 056 University of Cambridge

Rob Jenkins “I’m delighted to support this very practical guide to Senior Building Surveyor, Grosvenor Britain & Ireland improving the environmental performance of period E : [email protected] residential property. The sector is without doubt a T : +44 (0) 20 7312 6154 M: +44 (0) 7884 068 003 difficult one to tackle, however Grosvenor are certainly best placed to do so and have managed to address the varied and often complex issues in an easily understood, practical way.”

Keith Budgen, Executive Programme Director, Better Buildings Partnership

“The Grosvenor estate’s ‘Toolkit for Going Green’ stands out amongst the growing number of guides for sustainable refurbishment. With its emphasis on tackling the refurbishment of historic buildings, the Toolkit gives clear, concise and practical advice to both developers and residents of Grosvenor’s large estate of properties in conservation areas.”

Lucy Pedler, Director of the Green Register and Archipeleco Architects This document has been printed using vegetable based inks on paper from well-managed sources

56 57 Sustainable Refurbishment: a Toolkit for Going Green

Notes:

Living cities www.grosvenor.com