Sustainable Designs on You Housing for Health and Value It’s the Economy, Stupid! It’s the Economy, Stupid! – setting the scene – what can be done at a practical level to address sustainable development in housing? – is it just about cost? – What else needs to be considered? Context In Scotland there are approximately: – 1.6 million owner-occupied homes; – 233,000 privately rented homes; – 261,477 homes rented from housing associations; – 346,179 homes rented from local authorities. According to the 2001 census, there are 29,299 second and holiday homes comprising 1.3 per cent of the total housing stock. There are 87,000 empty homes across Scotland. — It’s the Economy, Stupid! – housing consumes large amounts of resources in its construction, maintenance and use; – the construction and use of dwellings make significant contributions to greenhouse gas emissions, especially carbon dioxide; – it is a fixed asset with a long life; – can have effects on transport, health, employment, economy and community. How many houses are being built in Scotland? In 2006-07 there were: – 20,037 dwellings built by the private sector; – 3,620 dwellings built by housing associations; – just 6 dwellings built by local authorities. These figures refer to completed new build properties for each of these sectors. Firm Foundations TARGET: 35,000 homes per year — It’s the Economy, Stupid! Social sustainability House Building Industry – is the largest private investment in Scotland; – contributes £6bn to the economy annually; – Employs 100,000 people. Social Rented Sector – Invests £584 million HAG; plus – £33 million on maintenance across Scotland. Ayrshire Hanover (Scotland) HA Environmental Sustainability Bellway Homes Bryant Homes Miller Homes West The Burrell Company Tweed Homes Applecross CALA Homes Robertson Homes Macfarlane Homes Miller Homes East The EDI Group Elphistone Holdings Scottish schemes with green features high insulation levels breathing wall construction thermal mass passive ventilation systems dynamic insulation solar sunspaces solar panels (water only) communal heating ground source heat pumps biomass energy/CHP We know that these are the kind of things that people are trying… its all about energy. — It’s the Economy, Stupid! Midlothian Council’s £105 million House Building Programme will see 1000 new council homes built in the area; 400 went on site in 2007. New Council Housing In 2007 flatpack houses by IKEA introduced as part of £200million Regeneration of Drumchapel, Glasgow. Increased understanding that the role of housing providers is not just about providing a house... But – also about social inclusion and social enterprise... Economic sustainability Improving health Helping people get training or jobs Setting up social enterprise companies However… – social and economic is not seen as the whole thing! – the last decade around 15% of developing Housing Associations developed ‘flagship’ new build projects with green features; – significantly smaller proportion attempted sustainable refurbishment; – ‘sustainable maintenance’ – is still to be piloted… — It’s the Economy, Stupid! from this disconnection – what can/ would achieve greatest impacts? — It’s the Economy, Stupid! We need to focus on refurbishment as 99% of housing is existing stock - 80% of the homes we’ll be living in by 2050 are already standing today Source: DTI 2004 The message that comes across time and time again... – too much priority given to cutting emissions from new homes; – much larger problem posed by existing stock still being neglected; – maintaining and preserving is greener than doing new build. True Impacts It is estimated that 700,000 households - almost 1 in 3 - are in fuel poverty Scottish Government Strategic Target: - end fuel poverty by 2016; - 80% reduction of CO2 emissions by 2050. Key Drivers in Scotland Energy Performance of Buildings Directive - a key driver? on the scale from A to G, with A being the top grade for efficiency, the typical house score a dismal E grade. Home energy rating bands GF very E poor D average C good B very good A Super poor Grid, Main heating fuel Electricity, coal oil lpg Mains gas Wood fuel or Smokeless onsite fuel renewables Main heat delivery system Low temp (with heat pump or /High condensing boiler) mass:Concre te underfloor Electric main heating Old storage Fan assisted Air source heat Ground or air Ground or air systems heating storage pump (200%+) source heat source heat heating pump pump (450%+) (250%+) Gas / oil main heating Old standard A Rated Community systems boiler (55%) condensing CHP boiler (90%+ efficiency) or micro CHP Solid Fuel Main Heating Open fire Modern Closed wood systems closed fuel or system community CHP Main heating system controls Boiler Timer plus Timer plus Timer plus wall Timer plus Multi zone controls only boiler TRVs only thermostat wall weather controls only thermostat compensated plus TRVs controls Main heating system controls Individual with community systems metering and billing Secondary heating systems Open Open coal Closed gas High efficiency none None or high i.e. living room fires etc.. smokeless fire or open fire closed gas fire efficiency wood fuel fire gas fuel system decorative fire Home Energy Rating Bands (heating) Problems with biomass CHP Contractual • Architect into liquidation – appointed new firm to complete project • Subcontractor into liquidation –RSL took on heat supply responsibility • Subcontractor refused to attend to defects Technical • Defective card readers – tenants getting free heat, faulty cards • Failure of joints in underground pipe work - replaced 56 joints (dug up 28 gardens) • Chipboard flooring rotting under vinyl floor coverings Financial • Unable to charge enough to cover costs • Inadequate wood fuel supply — It’s the Economy, Stupid! Raymondʼs House built 1883 Proceed with caution - energy saving advice may not always be appropriate or cost effective - especially for older buildings. In Scotland it may take over 13 years before most housing has EPCs in place How likely are the homeowners and landlords to act on information contained in EPC? — It’s the Economy, Stupid! some improvements automatically generated by the Energy Performance Certificate (EPC) software can be inappropriate, harmful and sometimes even illegal if applied to traditional and historic homes. While some of the energy improvement recommendations may be suitable for traditionally constructed buildings, it is essential that each is considered carefully before allowing them to remain as positive recommendations. Source: English Heritage guidance one third of energy used in the home is wasted through inefficiency In addition - it is estimated that: 20% of dwellings have less than 100mm of loft insulation; Still poor standards 25% through the roof 20% through the windows 35% through the walls 10 %through the doors 10% under the floor Average heat loss Strategic priorities for addressing fuel poverty what is the most cost effective and efficient way of achieving Carbon savings over night? — It’s the Economy, Stupid! one of the most energy efficient forms of housing is the tenement block Specification Cost Per Unit Secondary glazing £ 840 Low energy lighting £ 25 Smart meter £ 60 ‘A’ rated boiler £2434 Loft insulation £ 431 floor insulation £4217 ?? Shutter refurbishment £ 316 Energy management advice £130 Total £8453 Source: Changeworks Energy efficiency in a tenement www.sesg.strath.ac.uk/downloads/EDEMsetup.exe Source: Vattenfall Low Energy Lighting/ Smart meters kWh/tonne – kitchen recycling; – laminate flooring; – double or secondary glazed windows; – low energy lighting; – A rated appliances; – universal design kitchen cabinets; – low-VOC paints and finishes; – mould-resistant wall finishes; – low toxic worktop. Kitchen refurbishment Use output specification - materials to be locally sourced; - timber to be only from sustainable sources (CS GN2005/09); - non toxic materials (including paint); - recycled materials; - materials with low embodied energy – especially using greater proportion of timber and substituting wood-based products for energy intensive materials; - materials that can be easily recycled; — It’s the Economy, Stupid! Use output specification – construction waste to be minimised/recycled; – upgrading in cyclical maintenance: – water conservation increased insulation (wall, roof, floor), – improved ventilation, – prevention of condensation, – environmentally friendly cleaning materials. – use planting to enhance external environment; – And… fit only low energy bulbs! — It’s the Economy, Stupid! Healthy materials for health internal air quality Specifying – benign materials; – materials with hygroscopic properties to help maintain low relative humidity levels in which moulds and mites (two main asthma triggers) cannot survive. Avoiding – materials containing known allergens or triggers (e.g Formaldehyde); – uPVC. — It’s the Economy, Stupid! Specify – Timber, timber, timber - but only from sustainable sources - GN2005/09; – non toxic materials (including paint); – materials with low embodied energy; – materials to be locally sourced; – materials that can be easily recycled; – Use Green Directory www.sust.org. — It’s the Economy, Stupid! Cost Implications – eco-friendly, healthy materials can be 30% more expensive; – in an average contract, the cost of materials can represent approx. 30% of total costs; – This results in 9% increase in contract total. — It’s the Economy, Stupid! Procurement Cost Control: saving achieved in the cost of an average central