Green Real Estate
BREEAM and the Riba Plan of Work
The BREEAM assessment methodology is a popular way of expressing the sustainability performance of new buildings in Europe and the Middle East and particularly in the United Kingdom. The Riba Plan of Work is a system of building project planning that is widely used by architects in the United Kingdom. This article discusses how managing BREEAM projects can successfully be aligned to the Riba Plan of Work.
BREEAM rates building projects in five categories: pass, good, very good, excellent and outstanding. The rating is based on an assessment of many different issues that relate to sustainable construction. Although there are some mandatory measures that need to be implemented, it is not necessary to score in each of the issues considered to achieve one of the ratings. It is therefore a client and design team decision which sustainability measures will be selected to achieve the required rating. The selection criteria are usually made up of a combination of cost effectiveness, ease of implementation and client preferences.
Many of the issues that are considered within the BREEAM methodology are specific to development site and not associated with the built form itself. The final suite of sustainability measures that will be implemented is therefore often different for each project, particularly when aiming to achieve the more ambitious ratings such as excellent and outstanding. To ensure cost-effective implementation it is important to start considering sustainability issues early on in the project cycle.
The Riba Plan of Work divides the development of construction projects in eleven distinct stages, labeled Riba stage A to Riba stage L. The plan of work provides guidance and procedures of the activities that should take place during each of the stages. In addition it identifies which of the parties involved in the project should be responsible for completing these activities.
Vernacular Architecture for Modern Times
With respect to architecture, the term vernacular is used to describe building designs and styles that reflect the local customs, needs, and building resources available. Since antiquity, people have learned through trial and error, the various structural concepts we often take for granted today. Vernacular architecture is the product of generations of experimentation, trial and error.
Although associated with outdated and primitive methods, the positive benefits of vernacular housing designs – even in today’s ultra-modern world – are many. In fact, it is because we as a global race have advanced so much, so fast, in these very areas, that we have caused widespread depletion of resources, to the point that we have started to go back to our roots to find answers.
In our quest for new and better designs, stronger, more robust materials, and spacious, luxurious living spaces, we have all but forgotten what it has cost us. Technology and advancement in science can be a beautiful thing, but we must in our pursuit of such blessings, not forget to think further than our own short lives.
A generally recognized prerequisite for vernacular designs is the utilization of locally or regionally available resources. Another is that these resources be sustainable. These criteria ensure that needless fuel and energy isn’t spent on transporting supplies and materials when they can be acquired locally, and also that the local resources aren’t exhausted either.
Back before long-distance transportation of materials was viable, houses matched the resources locally available. In woody areas where there was plenty of lumber, it was common to find wooden houses. Likewise, in regions where trees and forests were scarce, indigenous peoples would opt to use mud and stone. In this way, local housing would reflect local resources.
Reducing Our Energy Consumption at Home
Now more than ever before the world is becoming more and more cautious about the effect we have on the earth. Consumers are staring to take advantages of the benefits of being green. Simple changes to your home not only benefit the planet, they also benefit our health and wallets too. On a month to month basis people who live in green homes use less water and energy compared to a standard home. They also spend less money on maintenance. Green homes tend to be more durable due to the construction process and higher quality materials.
In Canada, 17% of all energy goes to running our homes and, here in Calgary, 30% of our use is from household electrical consumption. Additionally, the average household in Calgary is using 8% more energy today than it did in 2005.
Green homes can use up to 40% less energy. Next to a mortgage, energy costs are the most significant household expense. Something you many not know is your plasma TV uses five times more energy then the old tube TV.
To estimate appliance consumption you can use this formula
Wattage x hours per day divided by 100 = Daily Kilowatt-hour consumption
You can usually find the wattage on the appliance, stamp on the bottom or side. Many appliances still draw electricity even when turned off; this is known as phantom load. Appliances that are known for this are stereos, computers, and televisions just to name a few. If you have older appliances you can use a device to control and reduce energy consumption. These devices control and regulate the energy delivered to the appliance. Appliance newer then 1990 may not see any benefits from this device because of their existing energy save features.
Smart Buildings – Living Green in a Big Way
In recent years we have heard more and more about how we need to live green, go green with the products we use, and of course build with green materials. In our series of Green Articles, you will read much about Smart Systems, or Integrated Systems in the “Intelligent” Buildings or “Smart” Buildings. What are they, and who is building them?
Intelligent or Smart Buildings (referred to as SB’s hereafter) are basically any building that has incorporated streamline operations which deliver better service to their end users. Many would call this a “Smart System”. This system will help you live green in many ways.
A decade or two ago, you may have immediately thought of the Jetson’s when confronted with the idea, that an elevator could sense you without even touching the button. Or that anyone could program their lights to turn on from down the street, or Internet service would be called Wi-Fi and be hard wired into your apartment building. Look how far we have come today.
One example of an SB is One American Plaza in San Diego, California. The Broadband infrastructure alone in this building affords free Wi-Fi, Tablet PCs and PDAs, to each tenant, and adds to a higher quality service.
Many building owners and developers want to live green, or go green, and they are located in North America and overseas. They are coming to the realization that to compete, they must change, and develop the SB’s of the future too. They must use green materials in every step of the building process.
SB’s are not built on the same design, construction, and operation process of the past either. The approach needed for the successful development of “intelligent buildings” requires innovative strategies and usually consist of a team of Developers and Architects to incorporate their ideas into reality.
15 Energy Efficient Tips For Your Home
The ideas listed here are are just some of the items that can be done to lessen your energy expenditures month in, month out. They have low or no fees and may be performed quickly to allow you to be secure, comfy all the while helping the environment and being economical. Share these with the whole family and try to get each person included.
1. Install a programmable thermostat in order to maintain your own home pleasantly heated in winter and adequately cool in the summertime.
2. Take advantage of compact fluorescent light bulbs using the ENERGY STAR® label.
3. Air dry the dishes as opposed to using your dishwasher’s drying cycle.
4. Put off your PC and keep track of when not in use.
5. Connect home electronics, including TVs and DVD players, right into power strips; flip the power strips off if the products are not in take advantage of (TVs and DVDs in standby mode still employ several watts of power).
6. Lower the thermostat on your hot water heater to 120°F.
7. Take short showers as opposed to baths.
8. Clean mainly full loads of the dishes and clothes. With clothing take advantage of cold water.
9. Drive shrewdly. Aggressive driving (racing, quick acceleration and braking) squanders gasoline
10. Check for the ENERGY STAR label on home appliances and merchandise.
11. Ensure your appliances and heating and cooling systems are correctly cared for. Check your owner’s manuals for the suggested repair.
12. Search for open fireplace dampers and make certain they are closed when not in use.
13. Look at the insulation values in your attic, exterior and basement walls, ceilings, floors, and crawl spaces.
14. Look at for holes or cracks around your walls, ceilings, windows, doors, light and plumbing fixtures, switches, and electrical outlets that can leak air right into or out of your home.
15. You may also get the assistance of a professional. Many utilities execute energy audits for free or for a small charge. For a fee, a professional contractor will analyze how well your home’s energy systems interact with each other and compare the analysis to your bills. He or she will making use of a variety of equipment such as blower doors, infrared cameras, and surface thermometers to find leaks and drafts.