brian edwards praesentation 2011
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Green Buildings Pay: design, productivity and ecology
Prof Brian W Edwards
Author of books : z Green Buildings Payz Rough Guide to
Sustainabilityz Sustainable Architecturez Green Architecture
RIBA sustainability advisor 2000-2
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Questions addressed in research: Main Question :How do green buildings pay?
What measures of benefit should we use What is the mix of Social, Economic and
Environmental benefits What is the relationship between energy
use, wellbeing, health, ecology and staff productivity
Do green buildings produce image benefits for the company
What impact does environmnetal certification have upon design and client expectation
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Research method
12 primary cases (6 in USA, 3 in Denmark, 3 in UK)
6 secondary cases (4 in USA, 2 in UK) Criteria for cases (POE, high BREEAM, LEED
score, architectural quality, client feedback) Technical (energy use) and social/user surveys,
interviews (clients, designers etc) Comparison of building types and within types
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The main cases
Denmark Ramboll HQ, VKR Holding HQ, Green Lighthouse
UK- BDP offices, Wessex Water HQ, Woodlands Trust
USA- Hearst Tower, Bank of America Tower, New York Times HQ, San Francisco Federal Building, Genzyme HQ, US Census Bureau
Canada- Manitoba Hydro HQ
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Examples 1 (Denmark)
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Ramboll Head office High energy performce 79 kWh
(equivalent to BREEAM Excellent) (83kWh in use)
High level of staff satisfaction (8.5 out of 10)
Key satisfaction points were daylight quality, comfort and controls (80+%)
Lack of satisfaction were cold drafts, top floor and noise (20%)
Other key points noted- good communication, inspiring, motivating, democratic
Atrium, views and public transport highly valued
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Examples 2 (UK)
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Examples 3 USA
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Context and Issues Growth in environmental
assessment and certification schemes
BREEAM (1990), LEED (1998), DGNB (2008)
Client drivers for accreditation (image, life cycle costing, market advantage)
Global standards or national standards (conflicts across frontiers)
Added value of green certification- real or perceived
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Key Findings: Impact of BREEAM, LEED etc
On clients (business benefits, recruitment, productivity, image)
On architects and engineers (new design approaches, new digital tools, integration of design and technology)
On users (perception of health and well- being, commitment, retention, quality of life at work)
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Key Findings (clients)
Different client types have different motives and objectives
Corporate HQ is main arena Private clients leading public clients Different business models in USA
compared to Europe and China Green clients are green across a broad
front (not just building)
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Key findings (Architects) BREEAM, LEED etc has led to much innovation
in design Innovation is most marked in facade
engineering, atria design and roofs Practices now use a wide range of
environmental simulation tools Architects are expected to be green Renewable energy is big design driver in
emerging economies Move from passive to active systems
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Key findings (users) High level of satisfaction with certified buildings
(8.7 out of 10) Users like natural design Users like views and green space Users acknowledge productivity benefits Users like social benefits of atria Users like simple controls and screen
knowledge Users think design affects communication and
ideas generation
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Typical examples of working space
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Problems
Clients- buildings do not perform as well as intended. Energy use often 3 times predicted consumption
Designers- risks and complexity of green design. Certification is driving design solutions
Users- noise is problem in open plan; ground floors and top floors are less attractive; lack of control
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Future Trends 1 New workspace types require new sustainable
solutions (Google model) Environmental assessment is moving towards
sustainability assessment Certification matters more than assessment Growth in environmental assessment software Energy is driving built form (especially
renewable energy) Skill and accreditation migration into architects
offices Growth in green research in practice
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Future Trends 2 China is catching up LEED has led to global awareness of business
benefits of sustainability. Growth in green marketing via LEED, BREEAM Regional patterns of green design are emerging
in spite of global accreditation Consumers (users) are a big driver for green
buildings especially in knowledge industries (media, banking, research)
Knowledge flows from new build to refurbishment (in recession)
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Future Trends 3
Accreditation can erode national characteristics Cultural differences exist between Europe, USA
and Asia In Europe there are big differences Green buildings reflect cultural values as well as
environmental priorities Denmark has strong social democratic tradition
in architecture. Will it survive the techno-focus of DGNB
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Future Issues
Should building environmental certification be for life
Should LEED, BREEAM, DGNB etc be incorporated into national legislation
Should there be EU standards for certification Can design variety exist in highly regulated and
certified green world Are the design professions moving fast enough Are our assumptions correct
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LEED Images
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BREEAM Images
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Danish Green (but not DGNB) Offices
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Conclusions 1- Does Green Building Pay?
Yes but... Green offices produce tangible business benefits. These
benefits are improved with certification The benefits are found mainly in increased business
performance and productivity Green offices have marketing and image appeal Energy savings are relatively small but good energy
design leads to factors enjoyed by users Life cycle model has to consider social, economic and
environmental factors, not just energy performance
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Conclusions 2: Life Cycle models
Business benefits of enhanced productivity (2%- 5%) outweigh energy cost benefits of green design by a factor of about 4 to 1
Image (of building) and marketing (of company) through sustainable design brings secondary benefits (to company and community)
Energy is not the only impact (ecology and other environmental resources matter too)
Life cycle models must include users POE should be conditional on certification to
confirm LCA
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New green model Research suggests the following model. Green Buildings Pay when:
En+Ec+Ev=
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