IPD Environment Code
Measuring the environmental
performance of buildings
Sponsored by:
About IPD
About Barclays
Both investors and occupiers are demanding data on
environmental performance on a more and more frequent
basis and having the ability to link it through to financial
performance is key for the successful management of
property portfolios. IPD provides real estate managers with a
balanced view of performance.
Listed in London and New York, Barclays is a major global
financial services provider engaged in retail banking, credit
cards, corporate and investment banking, and wealth
management with an extensive international presence in
Europe, the United States, Africa and Asia.
IPD provides high quality performance analysis,
benchmarking and research services to investors, property
managers and occupiers of property. This work is founded on
our industry standard measurement frameworks. The IPD
Global Estate Measurement Standards (GEMS) comprises
three documents:
• IPD Cost Code - Our award-winning and wellestablished framework for collecting property cost
information (www.ipd.com/costcode).
• IPD Environment Code - Our globally-launched good
practice framework for collecting property-related
environmental information
(www.ipd.com/environmentcode).
• IPD Space Code - Our recently launched conceptual
measurement framework for collecting floor space
information (www.ipd.com/spacecode).
For more information, please visit: www.ipd.com and
www.ipdoccupiers.com (Corporate Real Estate).
Barclays looks to invest in the communities in which it does
business, support its people and manage its operations
responsibly. To this end, Barclays has set global targets for
reducing the environmental impact of its operations, with a
focus on improving energy efficiency in its commercial
buildings and data centres, and is working towards a
sustainable supply chain.
About Bureau Veritas
Bureau Veritas is a global leader in conformity assessment
and certification services in the field of quality, health and
safety, environment, and social responsibility ‘QHSE’.
Bureau Veritas is able to provide a comprehensive suite of
services to support real estate clients, both locally and
internationally, in managing and continually improving their
green building agenda. The Bureau Veritas service delivery
can be provided at design, construction and occupation
stages and includes regulatory compliance, environmental
auditing and benchmarking, inspection and testing, energy
management and the provision of green building labels.
With a client base of 370,000, the Group is present in 140
countries with more than 39,000 employees for a 2009
turnover of €2,65bn.
IPD Environment Code
Our sponsors
Sponsored by:
In association with:
Copyright notice and licence policy
The IPD Environment Code (or the “Code”) is a real estate and facilities
data classification system developed and owned by Investment Property
Databank Limited (the “Company”) and protected by copyright and
database right. All rights conferred by the law of copyright and by virtue of
international copyright conventions are reserved by the Company.
The Code may not be reproduced in whole or in part without the prior
written consent of the Company.
Licences are available to consultants, advisers and other intermediaries
from the Company to use the Code to design and create environmentrelated real estate and facilities information products and services. For a
licence, please contact the marketing department of the Company via
www.ipd.com.
End users may use the print or electronic editions of the Code for their
internal business purposes.
All references to the Code in any document or other media must be fully
and prominently acknowledged in the following form: “Source: IPD
Environment Code, © and database right, Investment Property Databank
Limited 2010”.
The Company has no liability for any losses, damages, costs or expenses
suffered by any person as a result of any reliance on the Code.
Measuring the Environmental Performance of Buildings
1
Foreword
A lot has changed since I wrote the first foreword for this
publication in February 2008. We have had a Climate Change
Act which has increased the UK’s carbon reduction target to
80% by 2050. There are also many more legal requirements
for business to comply with to reduce carbon emissions.
The failure to reach an international agreement at the
Copenhagen conference last year also means that it is harder
for business to work across international borders to help us
all reduce emissions.
A lot has changed, but the problem remains the same.
Currently, 18% of the UK’s carbon emissions come from
energy consumed in commercial buildings. If the UK is to
meet its 2020 carbon target then we must reduce the energy
used by our buildings by at least 20% compared with 2007
levels.
The good news is that this can be achieved. By changing our
behaviour and retrofitting existing buildings, and by
constructing greener new buildings, we can meet our targets.
The ideas are already out there and companies are hungry to
embrace them.
The IPD’s Environment Code will instruct companies how
best to monitor and compare the environmental performance
of buildings, and comply with the Carbon Reduction
Commitment and other legal measures put in place since the
first edition of the code. The goals set for business can be
met, and tools like this that will make it a little easier.
Richard Lambert
CBI
2
IPD Environment Code
Preface
We are delighted to introduce the second edition of the IPD
Environment Code, IPD’s revised standard for measuring the
environmental performance of property. The document
complements our well-established Cost Code and Space Code
to provide a balanced view of property performance.
Sustainability will remain part of the way in which organisations
do business in the future. This reality challenges the real estate
industry to think globally and be more collaborative. The IPD
Environment Code aims to support this process by:
The IPD Environment Code is the essential starting point for
property executives charged with addressing the environmental
impact of buildings. It also provides the standard with which
IPD conducts benchmarking. Consultation with our clients and
other leading occupiers and key industry organisations,
however, has highlighted the need to update the Environment
Code. This second edition of the Environment Code has been
enhanced in a number of areas:
• enhanced definitions
• creating a global set of definitions for environmental
performance data
• clear and concise overview of relevant accreditation
standards and legal compliance
• providing a transparent basis for measurement, comparison
and benchmarking
• improved Environmental Health-Check, aligned with BREEAM
In-Use and LEED-EB
• supporting the communication of data, information and
knowledge
• constructive frameworks for energy consumption, water
usage and waste production
• helping organisations make better decisions in a rapidly
changing world.
• a number of real-life case studies
• new worked examples including key ratios as well as
updated reconciliation guides.
We would like to thank all the sponsors of the IPD Environment
Code. We are extremely grateful for their help and support.
Glenn Corney
Director
IPD Occupiers
Francois Jussaume
Operation &
Sustainability Executive,
IPD Occupiers
Christina Cudworth
Head of Sustainability
IPD
Acknowledgements
Special thanks must be given to Hermen Van Ree (Senior
Expert – Sustainability, DHV Group) for his significant input
into the development of the second edition of the code.
IPD would also like to thank Dave Belshaw (Head of
Sustainability, Reliance FM), and Martin Hughes (Senior
Associate, CDC Business Solutions) for their help and support,
as well as other existing users of the code who provided
feedback to guide improvements in the second edition.
Measuring the Environmental Performance of Buildings
3
Endorsements
The second edition of the IPD Environment Code offers a
completely refreshed and updated code which offers the
reader a comprehensive insight into the latest advances in
managing complex property portfolios. BIFM recognises the
need to keep both property and FM professional abreast of
the developing definitions as well as important measurement
metrics that will assist managers mapping their processes
against the challenges of compliance and carbon reduction
commitments. Facilities managers remain at the forefront of
environmental performance and will welcome this update to
help with all factors of committing to every aspect of good
practice.
Ian Fielder
CEO of the British Institute of Facilities Management
The collection and analysis of information on environmental
performance has rapidly moved from being viewed as low
priority to highly relevant in the effective management of real
estate portfolios and their important contribution the total
sustainability performance of a business. The ability to carry
out effective measurement of environmental performance has
been, and for very many still is, greatly inhibited by the lack of
definitions and a structure for measurement and comparison
across different buildings and between portfolios.
The major barriers to measurement of data collection,
standards and definitions were identified by CoreNet Global
in 2004 in its Sustainability and Corporate Social
Responsibility Report published as part of its major CoRE
2010 research project. The development of the second
edition of the IPD Environmental Code is a further significant
contribution to progressing these important needs and
supporting the effective collection of data and the proactive
management of corporate property.
Ron Adam
Director Europe Learning of CoreNet Global
4
IPD Environment Code
RICS is committed to achieving a low carbon built
environment. We continue to support the IPD Environment
Code as an invaluable tool to assist our members and other
property professionals with achieving global targets for
carbon reduction.
Sean Tompkins
Chief Executive, RICS
Accurate measurement and reporting of sustainability
impacts is fundamental to achieving a continuous
improvement in the sustainability of the built environment. The
UK-GBC is committed to the development of common
metrics and standards for the measurement and reporting of
sustainability-related performance of buildings. We welcome
the contribution the updated IPD Environment Code has
made to align to best practice in this area.
Paul King
Chief Executive, UK Green Building Council
The property management industry is looking for
sustainability tools that are internationally recognised to allow
comparison of different buildings in their portfolios. This is
precisely what IPD is providing with the Environment Code: a
widely understood accounting method for environmental
transactions. The IPD Environment Code helps market
participants to understand what the compiled attributes of a
building mean, and gives simplicity to measuring green
design, construction and building performance. By doing so,
it contributes paving the way for understanding the
environmental impact of the sector, labelling, benchmarking,
and ultimately setting a path for a low carbon future. SB
Alliance is proud to contribute to this effort.
Alfonso Ponce-Alvarez
Secretary General, SB Alliance
Contents
Foreword ..........................................................................................................................................................................................2
Preface ............................................................................................................................................................................................3
1
Introduction
1.1 Purpose of the code..............................................................................................................................................................6
1.2 Sustainability challenge ........................................................................................................................................................7
2
Using the code
2.1 Environmental performance management..........................................................................................................................10
2.2 Corporate Social Responsibility reporting ..........................................................................................................................10
2.3 Legal compliance ..............................................................................................................................................................11
2.4 Supporting accreditation ....................................................................................................................................................14
2.5 Future developments ..........................................................................................................................................................16
3
Environmental measures
3.1 Conceptual frameworks ......................................................................................................................................................20
3.2 EA Energy measures ..........................................................................................................................................................21
3.3 EB Water measures ............................................................................................................................................................27
3.4 EC Waste measures............................................................................................................................................................28
3.5 Descriptive Information........................................................................................................................................................30
4
Environmental Health-Check ................................................................................................................................................33
5
Measuring environmental performance
5.1 Key principles ......................................................................................................................................................................43
5.2 Key Performance Indicators (KPIs) ....................................................................................................................................44
5.3 Benchmarking performance................................................................................................................................................48
5.4 Bringing together building owners and tenants..................................................................................................................50
6
Worked example
6.1 Environmental measures ....................................................................................................................................................51
6.2 Health Check ......................................................................................................................................................................52
6.3 Benchmarking comparative performance ..........................................................................................................................54
7
Applying the Code
7.1 Assessing performance ......................................................................................................................................................56
7.2 Case studies........................................................................................................................................................................56
8
Improving performance
8.1 Environmental performance management..........................................................................................................................59
8.2 Reducing impacts ..............................................................................................................................................................59
References ......................................................................................................................................................................................62
Appendix A – Unit Conversion Tables ............................................................................................................................................64
Appendix B – Calculating CO2 equivalents ....................................................................................................................................66
Appendix C – International Rating Standards ................................................................................................................................68
Appendix D – Mapping IPD HC to BREEAM and LEED ................................................................................................................71
Appendix E – Mapping to Global Reporting Initiative (GRI) ..........................................................................................................74
Appendix F – Mapping to Eco-Management and Audit Scheme (EMAS) ....................................................................................76
Measuring the Environmental Performance of Buildings
5
1 Introduction
In this chapter we aim to clarify the purpose of the IPD
Environment Code by answering the following questions.
What is the Environment Code and why is it needed? What
are the objectives and the benefits? In addition, we
describe the sustainability challenge and how this Code
can help real estate managers to address this challenge.
1.1
Purpose of the code
Given the challenges associated with measuring, analysing
and reporting environmental impacts, IPD has developed the
Environment Code to help property professionals deliver high
quality performance information to their organisations and
other stakeholders.
The IPD Environment Code - The IPD Environment Code is
our globally-launched and well-established framework for the
collection, measurement and analysis of property-related
environmental information, involving energy, water and waste
as well as transport and travel, equipment and appliances,
health and well-being, and adaptation to climate change.
Through use of common terminology, the Code can be
applied to any building, anywhere in the world.
First launched in 2008, the IPD Environment Code was
quickly embraced as the industry standard for measuring
environmental impacts across the globe by a wide variety of
end-user organisations. In response to feedback from various
multinational end-user organisations, a complimentary
benchmarking tool called Eco-Ledger was launched in 2010
(www.ipd.com/ecoledger).
This second edition of the Environment Code has been
updated to reflect feedback received over the last three years
as well as our personal experience in working with its first
edition. It also includes an improved Environmental HealthCheck, aligned with BREEAM In-Use and LEED-EB,
constructive frameworks for energy consumption, water
usage and waste production as well as new case studies on
the application of the code.
Need for the Code - Reducing environmental impacts is an
increasingly important priority for property executives and
further globalisation reinforces the need for standard
terminology and a consistent set of environmental definitions
in order to monitor and manage environmental impacts
across borders. In response, IPD has developed the IPD
Environment Code - a well-established and internationally
accepted standard for collecting, measuring and analysing
environmental information in real estate and facilities
management. It is widely circulated, available in several
languages and free to download from IPD’s website.
6
IPD Environment Code
With an explosion of environmental initiatives around the
world, it can be difficult to know where to begin. By providing
a central hub for the coordinated collection of baseline
environmental information, the Environment Code is the
essential starting point. Armed with Code-compliant
information, organisations will be able to gain real clarity on
how their portfolio is performing, as well as respond positively
to requests for detailed performance information, for instance
for regulatory compliance purposes.
While established accreditation standards such as BREEAM
in the UK, LEED in the US, and GREEN STAR in Australia
provide organisations with a highly rigorous approach to
assess the environmental performance of individual buildings,
the cost, time and resources needed to undertake such an
assessment can be significant. The IPD Environment Code,
however, provides a relatively undemanding means of
collecting data and benchmarking performance across a
broad range of buildings simultaneously. As such, it provides
organisations with a ready means of understanding the
environmental health for an entire portfolio.
Objectives - Most fundamentally, the Environment Code is
needed to measure and compare the environmental impact
of buildings. Without a globally accepted framework for
measuring and reporting on environmental performance,
many organisations are either simply not doing it, or the
quality and consistency of the data collected may be
questionable. This problem is especially acute for
organisations that have a large number of buildings around
the world and need to develop a ‘global view’ of
environmental performance. The Code provides precisely this
good-practice global measurement standard.
The objectives of this Environment Code can be summarised
as follows:
• enhance our widely adopted set of definitions for
environmental measurement
• provide a transparent basis for measurement, comparison
and benchmarking
• support the communication of data, information and
knowledge
• improve our knowledge of how we use resources and
produce waste
• help organisations make better decisions in a rapidly
changing world.
Main benefits - Through use of the Environment Code
property professionals will be better equipped to support
environmental objectives, for example:
• gain clarity on environmental impacts of the buildings we
use and occupy
• create environmental performance targets and track
progress over time
• support effective decision-making on resource usage and
waste production
• accurately and confidently communicate environmental
improvements
• enable environmental benchmarking against other
organisations.
Scope - The Environment Code is intended for the collection
of data and the analyses of information relating to the
environmental impact of buildings. The Environment Code is
applicable to most types of building.
The Environment Code is being continually improved and
adapted to suit the needs of users both nationally and
globally. We are pleased to receive:
• feedback on the frameworks and definitions contained in
this document
• comments on the environmental measures contained in
this document
environmental protection stands for meeting future needs. For
organisations and real estate this means balancing shortterm and long-term goals.
Economic growth – The average running costs of an office
building account for a significant 10 to 15 percent of an
organisation’s total operating expenses. Increased (global)
competition forces many organisations to re-examine every
way in which they can improve their performance. With
energy consumption, water usage and waste production
accounting for up to 10 percent of total occupancy costs, the
environment can have a significant impact on organisational
performance.
From an economic point of view, the buildings we work in
have to be cost-effective over time. There are a number of
approaches to economic growth:
• achieving greater effectiveness by improving the
productivity of staff
• achieving greater efficiency by reducing the occupancy
costs
• improving asset value through improvements to the quality
of the asset.
• details of country specific environmental measurement
standards
• suggestions for improvement and future data items
• ideas for improving the rate of acceptance.
Please feedback any comment to us at
[email protected]. Future editions of this Code will
benefit from your input.
1.2
Sustainability challenge
The sustainability challenge is probably the greatest longterm challenge facing the human race. But what exactly
comprises the sustainability challenge? The Brundtland
Commission (1987), defined sustainability as ‘meeting the
needs of the present without compromising the ability of
future generations to meet their own needs’. More
specifically, sustainability can be defined as simultaneously
enhancing economic growth (economy), social progress
(equity), and environmental protection (ecology). This view is
often referred to as ‘triple bottom-line accounting’ or ‘people,
planet, profit’. In this definition the combination of economic
growth and social progress stands for meeting present
needs and the combination of social progress and
skilled workers
ethics and values
shareholder value
market position
Economic
Growth
Economy
SocioEconomic
Equity
Social
Progress
employee opinion
community outreach
Sustainability
EcoEfficiency
SociaEnvironmental
health & safety
climate change
resource efficiency
life cycle analysis
Environmental
Protection
Ecology
emissions reduction
regulatory compliance
The sustainability challenge (Van Ree and Van Meel 2007)
Measuring the Environmental Performance of Buildings
7
1 Introduction
Staff productivity - The main purpose of buildings is to
support the people using and occupying them in performing
their tasks and activities. For the buildings we work in this
means that buildings have to support staff productivity.
• More sustainable buildings have lower ongoing capital
investment requirements and lower depreciation, and
hence less obsolescence.
Environmental considerations that contribute to staff
productivity:
Social progress – Organisations will increasingly have to
take account of the wider social context in which they
operate. A business can have a positive impact on the
communities in which it operates. Two commonly used
measures to monitor social progress are employee
satisfaction and corporate responsibility (through initiatives
such as GRI and Business in the Community).
• have a clear and constructive pollution management plan
for the building and/or portfolio
• provide a well ventilated work environment with good
indoor air quality
• have a periodic maintenance plan in place for indoor
climate systems.
Cost reduction - Energy, water and waste combined are often
the third highest occupancy costs after rent and local taxes
and information technology. Combine this with a steep
increase in utility costs and reducing these costs is high on
the real estate and facilities management agenda.
Environmental considerations that contribute to cost
reduction:
• have a clear and constructive energy management plan for
the building and/or portfolio
• ensure that time settings for both heating/cooling and
lighting match occupancy hours
• aspire to favourable floor ratios and design efficient layouts
to optimise building volume.
Improving asset value – Buildings with superior environmental
credentials (e.g. highest accreditation standard) will
increasingly command higher premiums and depreciate at a
slower rate than environmentally inefficient buildings.
From a real estate investor / landlord perspective, these
economic growth features for building occupiers still hold
true. The tenant is more likely to remain in place if their
occupancy costs are reduced and if their staff is more
productive. This implies a more secure rental income for the
landlord and perhaps greater rental income as the occupier
has more money available for rent.
Other economic benefits for a real estate investor may
include:
• More sustainable properties are de-risked through greater
tenant retention.
• More sustainable properties are likely to re-let quicker
giving the landlord fewer interruptions to cash flow.
• More sustainable buildings have greater liquidity as they
are likely to sell faster as they are more desirable.
8
IPD Environment Code
Employee satisfaction - After communication, the indoor
environment is the second most important aspect for overall
satisfaction with our work environment. It is therefore more
and more important to provide a good quality and satisfying
indoor environment. This area is likely to become a major
differentiator in attracting and retaining skilled and qualified
personnel in the near future.
Environmental considerations that contribute to employee
satisfaction:
• have a clear and constructive health management plan for
the building
• provide a well-ventilated work environment with good
indoor air quality
• personal control over both temperature and lighting in the
work area.
Corporate responsibility - More and more organisations
acknowledge that corporate responsibility has become a key
differentiator in attracting and retaining valuable employees,
customers and suppliers. Subsequently, they aim to
contribute to a sustainable society and take account of their
impacts on the environment, the community and the
marketplace - maximising the benefits and minimising the
downside.
Environmental considerations that contribute to corporate
responsibility:
• have a formal EMS (e.g. ISO 14001 and ISO 26001) in
place that covers environmental management
• publish an annual sustainability report with property-related
environmental impacts
• have a clear and constructive energy, water and waste
management plan for the building and/or portfolio
• record environmental impacts, set and monitor targets and
undertake reduction initiatives.
Customer satisfaction is starting to gain a higher profile in
real estate investment with many investors now realising the
importance that it can play in tenant retention and the
resulting financial benefit of having fewer interruptions to cash
flow. It is an area where investors have a lot of control rather
than just influence. Keeping their tenants satisfied as well as
the communities where their properties are located is also a
differentiator as relatively few investors appear to be focusing
on this. It is also beneficial to their brand.
work environment
importance
Environmental considerations that reduce resource
consumption:
• have a clear and constructive energy management plan for
the building and/or portfolio
• ensure that time settings for both heating/cooling and
lighting match occupancy hours
• aspire to favourable floor ratios and design efficient layouts
to optimise building volume
• provide water efficient fittings for toilets, taps, showers, and
white goods.
communication
78%
indoor climate
64%
concentration
62%
work facilities
62%
ergonomics
42%
space use
35%
Waste production - Over 25% of solid waste production in the
western world is a direct result of operating buildings. In
addition, the generation of waste during construction is
estimated at 10% of total waste production. Adding another
20% related to the current way of disposing of buildings, the
buildings we work and live and invest in account for over 50%
of global waste production.
archiving
32%
Environmental considerations that reduce waste production:
support
26%
• have a clear and constructive waste management plan for
the building and/or portfolio
Work environment and their impact on employee satisfaction
(Van Ree 2001)
Environmental protection - During the total lifetime of a
building, a significant amount of raw material and natural
resources are used and tonnes of waste and emissions are
produced.
From an environmental point of view, the buildings we work
and live in have to be resource efficient. The main ingredients
to do so are both reducing the consumption of raw materials
and natural resources and reducing the tonnes of waste and
emissions produced.
Resource consumption - During operation buildings consume
a significant amount of energy in maintaining a comfortable
indoor environment and providing a range of services.
According to Levin (1997) and Edwards et al. (1996), this
represents a significant 40 to 45% of the total energy
consumption in the West.
In addition, and often overlooked, the consumption of
building materials during construction accounts for 30 to 40%
of the total raw material flow entering the world economy
(Levin 1997).
• avoid waste production through reduced packaging,
printing and disposables
• provide waste separation facilities to reduce landfill waste
and to recycle what is possible
• separately collect cartridges and batteries as well as
hazardous and radioactive waste.
A highly negative by-product of all construction activities
mentioned is the emission of greenhouse gases. According
to Levin (1997) and Edwards et al. (1996), the construction,
occupancy and disposal of buildings in the Western world
account for 40 to 50% of the total greenhouse gases emitted.
With the current EU target to reduce greenhouse gas
emissions by 20% before 2020, all stakeholders in the
construction industry play a crucial role.
The IPD Environment Code focuses on measures relating to
people, planet and profit. The focus, however, is on the
efficient and effective management of the direct
environmental impacts of real estate.
Finally, the operation of buildings results in usage of almost
25% of our total water consumption.
Measuring the Environmental Performance of Buildings
9
2 Using the code
The range of environmental reporting and compliance
requirements can be overwhelming to organisations. The
IPD Environment Code aims to identify a simple set of
information which can fulfil many requirements. IPD have
looked to ensure that the Environment Code is aligned
with the majority of major environmental measurement
standards. By providing a universal set of core
information, the Code aims to support:
•
•
•
•
environmental performance management
corporate reporting
accreditation, and
regulatory compliance.
The following sections provide details of these
applications.
2.1 Environmental performance management
Regardless of the requirements of environmental regulation,
reporting and certification, the organisation will want to
measure and improve the costs and externalities associated
with environmental impacts. The IPD Environment Code and
associated Eco-ledger Performance Measurement and
Benchmarking tool, records key data to support effective
performance management.
While environmental data should be viewed alongside
financial, space, occupancy, and descriptive property data in
order to give real estate managers a balanced view of
performance, environmental management has become a
distinct discipline with specific methods and standards. At
the heart of most organisations’ environmental management
is an Environmental Management System (EMS). The EMS
provides a framework that allows the organisation to control
its significant impacts on the environment.
ISO 14001
Perhaps the most widely used approach is ISO 14001, which
is an internationally accepted standard that defines the
requirements for establishing, implementing and operating an
Environmental Management System (for more details see
www.iso.org). The standard identifies the need to set
environmental policy before pursuing a typical PLAN – DO –
CHECK – ACT performance management approach.
The Environment Code can be used to support the entire ISO
14001 approach by:
• Planning: define and measure environmental impacts;
identify significant risks and issues; and set specific,
measurable and timely objectives and targets
10
IPD Environment Code
• Implementation and operation: Environment Code forms
part of EMS documentation to support accurate data
management.
• Checking and corrective action: monitoring and
measuring your EMS and achieved outcomes
• Management review: the Environment Code enables
reliable benchmarking and analysis to support policy
review and target improvement.
The International Organization for Standardization's Technical
Committee ISO TC59 - Sustainability in Building Construction
has resolved to establish a group to investigate the need for
standardized tools within the field of sustainable buildings.
ISO 14001 does not prescribe the degree of commitment to
environmental efficiency and sustainability. The EcoManagement and Audit Scheme (EMAS), in contrast, requires
organisations to gain certification as well as produce a
publicly available statement on commitments and targets
made within the EMS.
2.2 Corporate Social Responsibility reporting
An increasing number of organisations are choosing to
produce a Corporate Social Responsibility (CSR) statement in
order to report to wider societal stakeholders. This will
typically outline a contract between the organisation and the
public with regards to the management of the wider impacts
of the organisation. At the heart of most CSR statements are
a key set of environmental performance measures.
IPD is keen that the Environment Code should support
organisations’ corporate reporting and disclosure
requirements. Some of the most commonly used reporting
standards are the Global Reporting Initiative (GRI), the EcoManagement and Audit Scheme (EMAS) and the United
Nations Environment Programme’s Common Carbon Metric.
Global Reporting Initiative (GRI)
The Sustainability Reporting Framework sets out the
principles and indicators that organisations can use to
measure and report their environmental performance. The
so-called ‘G3’ Guidelines published are followed by many
leading international businesses when preparing their reports.
As the table in Appendix E shows, the Code enables property
and facilities departments to make a significant contribution
to organisation-wide GRI environmental reporting, principally
in relation to energy, water and waste matters. For more
information about the GRI Sustainability Reporting Framework
see www.globalreporting.org. Supplementing the broad GRI
framework is a specific sector standard, and the global real
estate industry is currently creating CRESS – the Construction
and Real Estate Sector Supplement which is due for release
mid 2011.
A 2010 survey conducted by Nils Kok identified that of the 198
leading property companies and pension funds surveyed, only
6% report in accordance with the GRI guidelines.
Eco-Management and Audit Scheme (EMAS)
EMAS is a European-wide voluntary scheme whose aim is to
help participating organisations to identify and manage their
impacts on the environment. EMAS requires organisations to
produce an environmental statement describing their
environmental policy, environmental impacts, management
programme and performance. EMAS requires that indicators:
• give an accurate appraisal of the organisation’s
environmental performance
• be understandable and unambiguous
• allow for a year-on-year comparison to assess the
development of the environmental performance of the
organisation
• allow for comparison with sector, national or regional
benchmarks as appropriate
• allow for comparison with regulatory requirements as
appropriate.
The standard identifies a set of ‘core indicators’ which should
be reported by all organisations, the majority of which are
supported by IPD Environment Code fields. The standard
also identifies the importance of collecting accurate, accurate
data. Appendix F shows a mapping of EMAS fields to IPD
Environment Code Fields. For more details go to
www.ec.europa.eu/environment/emas.
United Nations Environment Programme (UNEP)
UNEP has supported the development of a Common Carbon
Metric, which is a universal method of measuring a building’s
carbon footprint, on a consistent and comparable basis. It
focuses on the building’s operational phase only (not
construction or demolition), globally, and aims to support
greenhouse gas (GHG) emission reductions through
accurate measurement of energy efficiency improvements in
building operations. The Sustainable Buildings and Climate
Initiative (UNEP SCBI) and the Finance Initiative (UNEP FI)
Property Investment Working Group are fully behind two key
measures of environmental performance:
Carbon intensity. kgCO2e/m2/year or kgCO2e/o/year
(kilograms of carbon dioxide equivalent per square metre or
per occupant per year)
For more details go to www.unep.org.
2.3
Legal compliance
For many organisations a key driver for environmental action
will be government regulations and/or voluntary national
standards. The ability to compare organisational performance
against national targets is often a useful spur for progress in
the environmental arena. For this reason, all building users,
owners and investors will need to record the precise grading
of their buildings according to the legislation in each country
in which they operate.
A key problem, however, is that national governments are
likely to produce their own approaches to environmental
regulation. For example, while the EU Energy Performance of
Buildings Directive applies to all EU member states, each
country is able to interpret the Directive differently. The result
is a plethora of potentially inconsistent national approaches
to regulating the energy performance of buildings. Managing
the risks associated with environmental regulation (e.g.
corporate reputation) requires accurate data, which can be
readily and consistently accessed in the correct format. The
Environment Code can be used to collect data to feed into
regulatory reporting, thus saving time and ensuring
consistency with other environmental reporting.
Environmental regulation is being constantly updated and
any attempt to summarise it will quickly become obsolete.
However, the following is a very small selection to illustrate
the type of international and national directives and codes
relevant to this complex area. Whilst global treaties set the
overall roadmap and mission, national directives and
regulation are the mechanism through which progress will be
made.
Energy intensity - kWh/m2/year (kilowatt hours per square
meter per year)
Measuring the Environmental Performance of Buildings
11
2 Using the code
Global Environmental Regulation Timeline
1997
Kyoto Protocol (entered into force on February 16, 2005)
It is an international environmental treaty with the goal of achieving ‘stabilization of greenhouse gas concentrations in the
atmosphere at a level that would prevent dangerous anthropogenic interference with the climate system’. The Protocol
allows for several ‘flexible mechanisms’, such as emissions trading, the clean development mechanism (CDM) and joint
implementation to allow Annex I countries to meet their GHG emission limitations by purchasing GHG emission reductions
credits through financial exchanges or projects that reduce emissions in non-Annex I countries. The Protocol was initially
adopted in 1997, and as at 2009, 187 states had signed and ratified the protocol. The USA has still not signed.
2002
World Earth Summit
The Johannesburg Declaration on sustainable development was the main outcome of the Summit. It is an agreement to
focus particularly on ‘the worldwide conditions that pose severe threats to the sustainable development of our people, which
include: chronic hunger; malnutrition; foreign occupation; armed conflict; illicit drug problems; organized crime; corruption;
natural disasters; illicit arms trafficking; trafficking in persons; terrorism; intolerance and incitement to racial, ethnic, religious
and other hatreds; xenophobia; and endemic, communicable and chronic diseases, in particular HIV/AIDS, malaria and
tuberculosis.’
2007
G8 Summit, Heiligendamm
In a non-binding communiqué it was announced that the G8 nations would ‘aim to at least halve global CO2 emissions by
2050’. The details were left to be negotiated. The G8 also announced their desire to use the proceeds from the auction of
emission rights and other financial tools to support climate protection projects in developing countries.
United Nations Framework Convention on Climate Change (UNFCCC), Vienna
Agreement on the key elements for an effective international response to climate change. A key feature of the talks was a
United Nations report that showed how energy efficiency could yield significant cuts in emissions at low cost.
United Nations Climate Change Conference in Bali
Negotiations on a successor to the Kyoto Protocol dominated the 2007 United Nations Climate Change Conference. It
included a call by environment ministers and experts to agree a timetable and ‘concrete steps for the negotiations’ with a
view to reaching an agreement by 2009. The EU proposed that global emissions should peak in 10 to 15 years and decline
‘well below half’ of the 2000 level by 2050 for developing countries and for developed countries to achieve emissions levels
20-40% below 1990 levels by 2020. The United States strongly opposed these numbers, at times backed by Japan,
Canada, Australia and Russia. The resulting compromise mandates ‘deep cuts in global emissions’ with references to the
IPCC’s Fourth Assessment Report.
2008
United Nations Framework Convention on Climate Change (UNFCCC) in Poznań
Negotiations on a successor to the Kyoto Protocol were the primary focus of the conference.
2009
15th UNFCCC Conference of the Parties in Copenhagen
The Copenhagen Accord was drafted by the US, China, India, Brazil and South Africa. The document recognised that
climate change is one of the greatest challenges of the present day and that actions should be taken to keep any
temperature increases to below 2°C. The document is not legally binding and does not contain any legally binding
commitments for reducing CO2 emissions. In a debate of all the participating countries it was not passed unanimously.
12
IPD Environment Code
Africa
• Africa has a legitimate need to increase its energy supply in
the face of economic and social issues. However, investing in
clean energy is expensive. While governments in the region
have moved rapidly in putting together policies and
legislations to deal with the environmental crisis, practical
action on the ground continues to lag behind. Some of the
reasons for this include lack of financial and human
resources and lack of appropriate legal frameworks.
Environmental policies of countries in Africa are largely
dictated by developed nations, through various mechanisms,
including international conservation organisations, and tend
to militate against the livelihoods of poor communities in
developing countries.
• South Africa has made the greatest progress, with the
Environmental Impact Assessment EIA Regulations 2010
forming the centre-piece of regulation. The Green Building
Council of South Africa has developed a variant on the Green
Star rating system (see www.gbcsa.org.za).
Americas
• In the United States, new federal buildings will be required to
consume 30% less energy than that allowed under the
standard for commercial buildings or the International Energy
Conservation Code for residential buildings, and additional
measures, such as solar energy and better measurement of
energy expenditures, are encouraged.
• At the time of writing there are two bills which, if passed by
the senate, will significantly raise the bar with regards to
carbon reduction targets. One is the American Clean Energy
and Security Act of 2009 (ACES), an energy bill (H.R. 2454)
that would establish a variant of a cap-and-trade plan similar
to the European Union Emission Trading Scheme. It also
requires electric utilities to meet 20% of their electricity
demand through renewable energy sources and energy
efficiency by 2020. It sets a slightly higher target for
reductions in emissions of carbon dioxide, methane, and
other greenhouse gases (a 17% emissions reduction from
2005 levels by 2020). The other is the Kerry-Boxer Bill that
goes further still, targeting 20% emissions reductions by 2020
(see Environmental Protection Agency, www.epa.gov).
Asia
• Asia is home to around 60% of the planet’s population, with a
number of fast-developing countries with a growing appetite
for energy. The issues for coastal communities and
endangered forests are very different to those faced by much
of the western world.
• In Japan the Building Standard Law (BSL) was amended in
July 2002 and came into force from July 2003. The amended
BSL includes so-called ‘sick house’ regulations, which
regulate chemical products emitted from building materials.
These regulations limit and prohibit the use of certain
chemical-emitting products such as most formaldehydeemitting building materials.
• The Ministry of China have introduced the ‘Evaluation
Standard for Green Building’ rating system, similar to the
LEED process.
Australasia
• Australia has a range of specific environmental regulations.
There are also national requirements for environmental
reporting by corporations which require company directors to
disclose environmental performance. Public companies and
large proprietary companies are required to produce a
‘Directors’ Report’ that must show performance in relation to
environmental regulation.
• The Environment Protection and Biodiversity Conservation
Act 1999 (the EPBC Act) is the Australian Government’s
central piece of environmental legislation. It provides a legal
framework to protect and manage nationally and
internationally important flora, fauna, ecological communities
and heritage places — defined in the Act as matters of
national environmental significance (see
http://www.environment.gov.au/).
• NABERS (the National Australian Built Environment Rating
System) is a national initiative for existing buildings managed
by the NSW Department of Environment, Climate Change
and Water. NABERS rates a building on the basis of its
measured operational impacts on the environment (for more
details see www.nabers.com.au/).
Europe
• European regulation is driven by the European Union (see
European Union Directives below).
• The United Kingdom has set an aspirational target to reduce
CO2 emissions by 80% by 2050 (compared with 1990 levels).
France aims to reduce greenhouse gas emissions by 75% by
2050 and to provide 21% of its electricity from renewable
sources by 2010.
• The French Grenelle de l'Environnement environment policy,
adopted in 2009, created a long-term policy plan for
tackling environmental issues and promoting sustainable
development. Its main goals are to make all new buildings
2
consume less than 50 kWh/m /year by 2012 and become
energy neutral or positive by 2020. This includes a 20%
reduction in energy consumption by commercial buildings
and a 12% reduction in residential buildings within the next
five years.
Measuring the Environmental Performance of Buildings
13
2 Using the code
European Union Directives
• EU Emission Trading Scheme (2005), a mandatory EU scheme for all EU countries, it aims to encourage large emitters of
CO2 and other greenhouse gases to reduce emissions on a ‘cap and trade’ basis.
• WEEE directive (2003) The Waste Electrical and Electronic Equipment Directive aims to minimise the impact of electrical
and electronic goods on the environment by increasing re-use and recycling and reducing the amount of WEEE going to
landfill. It obliges distributors to allow consumers to return their equipment free of charge.
• EU Energy Performance of Buildings Directive (2003), a mandatory scheme for all EU countries that aims to promote
improved energy performance in buildings. The European Commission has now published proposals for a recast of the
Directive to extend the scope of the original Directive, to strengthen certain provisions, to clarify other aspects and to give
the public sector a leading role in promoting energy efficiency. The EPBD2 Directive is due to be implemented by 31
December 2010 where proposals affect the public sector and 31 January 2012 for other buildings.
December 2008: EU leaders approved a comprehensive package of emission-cutting measures. The plan aims to reduce
greenhouse gases at least 20% by 2020 (compared with 1990 levels), raise renewable energy’s share of the market to 20%
and cut overall energy consumption by 20% (compared with projected trends). Within the drive for more renewable energy,
it was agreed that 10% of fuel for transport should come from biofuels, electricity or hydrogen.
To achieve the 20-20-20 targets, it is recognized that emissions from transport will need to significantly change. This
includes better public transport, and the introduction of the ‘Eurovignette Directive’ (2006/38/EC) which lays down common
rules on how EU states charge for heavy goods vehicles using the network. By adopting a ‘polluter pays’ approach it is
hoped to shift freight onto less polluting modes of transport such as rail and waterways.
There are a rapidly increasing number of parallel legislative and regulatory initiatives that could jeopardize the coherence of
the EU policy approach. These include: Eco-Labelling for buildings, the extension of the Eco-Design Directive and the
Energy Labelling Directive to include energy related products; and the Green Procurement Initiative for construction
products (Eco-Label criteria for public procurement). These programmes are currently being developed by different
directorates through outsourced consultants and with little co-ordination or an over-arching framework.
CRC Energy Efficiency Scheme
Energy Performance Certificate
The CRC Energy Efficiency Scheme (formerly known as the
Carbon Reduction Commitment) is the UK’s mandatory
climate change and energy saving scheme. It is an example
of a ‘cap and trade’ scheme under the European Union
Emission Trading Scheme. The scheme is aimed at
encouraging large non-energy intensive business and public
sector organisations to reduce their fixed source energy
consumption. An organisation qualifies as a full participant in
the CRC Energy Efficiency Scheme if its annual electricity
consumption amounts to 6,000 mWh or more.
Developed as part of the EU Energy Performance of
Buildings Directive, an Energy Performance Certificate (EPC)
records the energy efficiency of a building based on its
structure and design. The asset rating describes the energy
efficiency and CO2 emissions of a building on a scale from A
to G. An EPC uses standard methods with standardised
assumptions about energy usage. As a result, the energy
efficiency of one building may easily be compared with
similar buildings. This scheme is important as it provides the
mechanism by which all UK buildings can be (theoretically)
environmentally rated.
Full participants must not only record their energy use and
CO2 emissions, but also purchase allowances equivalent to
their emissions each year. However, these allowances will be
redistributed the year after according to performance in the
CRC league table. For further information see
www.environment-agency.gov.uk, and www.decc.gov.uk.
14
IPD Environment Code
Display Energy Certificate
A Display Energy Certificate (DEC) is a certificate in broadly
similar format to an EPC. It provides information about the
energy used in a building (the operational rating), again on a
scale of A to G. In additional, a DEC must also show
operational ratings for the building during the previous two
years, to indicate whether the energy performance of the
building is improving. The IPD Environment Code can be
used to provide data on Total Energy Use (EA1-EA7) for a
DEC return.
2.4
Supporting accreditation
Many organisations will seek to gain accreditation to validate
the steps they have taken to limit their environmental impacts.
Although only a very small proportion of real estate stock has
such accreditations, it is likely that they will increasingly
influence asset value. With this in mind the Environment Code
has been aligned with the most significant accreditation
standards to ensure that organisations can use it to both
undertake a quick and easy review of their current buildings
and practices to identify major issues and ensure good
quality data is available to feed into the accreditation
process.
Differences in weighting
In comparing category weightings (based on IPD-HC
categories), IPD-HC carefully holds the middle ground between
BREEAM In-use and LEED-EB. However, IPD-HC and BREEAM
In-use have a relatively strong emphasis on travel, and LEEDEB has a relatively strong emphasis on heath.
30
Alignment of the IPD Health Check with BREEAM In-use
and LEED-EB
The IPD Health Check aims to provide a review of current
buildings and management practices. In order to make the
information collected as useful as possible, the health-check
is aligned in core areas with both LEED Existing Building and
BREEAM In-use certification standards (a more
comprehensive list of national rating systems is included in
Appendix C. Therefore, whilst the information gathering is
based on a lighter, non-expert (self-) assessment method, it
does provide a view of likely outcomes of a full certification
process for those who wish to pursue this route.
In comparing IPD-HC, BREEAM In-use and LEED-EB we
have used the IPD H-C categorisation as the comparison
framework. There are a number of small differences. IPD-HC
uses seven categories to assess environmental performance
with an inherent weighting per category. BREEAM In-Use
uses nine categories and applies weightings to each
category. LEED-EB uses six categories but does not apply
additional weightings to each category. A comprehensive
mapping of IPD Health Check categories to both BREEAM
In-Use and LEED Existing Buildings can be found in
Appendix D.
Differences in rating
In comparing certified ratings, BREEAM In-use adheres to the
toughest ratings for accreditation while LEED-EB has the
most lenient rating system. Again, IPD-HC ratings hold the
middle ground between BREEAM In-use and LEED-EB.
100
90
25
80
70
20
60
15
50
40
10
30
20
5
10
0
general energy water
IPD-HC
waste
B-in-use
travel pollution health
LEED-EB
0
C
B
IPD-HC
A
B-in-use
A+
LEED-EB
Measuring the Environmental Performance of Buildings
15
2 Using the code
2.5
Future developments
The field of environmental management has seen significant
change since the release of the first edition of the IPD
Environment Code. While it is difficult to predict the ways in
which government and commerce will respond to the
sustainability challenge in the future, there are a number of
trends which appear to be developing, or need to develop.
Global harmonisation of measurement standards
Climate change and resource scarcity are global problems that
require global solutions. Globalisation has meant that an
increasing number of organisations operate in more than one
country. However, current differences in regional proprietary
rating systems ‘are profoundly unhelpful to those businesses
who wish to set “global” standards because choosing any one
national standard could lead to an inconsistency in the
environmental performance of buildings assessed to the same
standard’ (Saunders, 2008). A comparative analysis of the three
most widely used rating systems is shown below.
IPD’s Global Estate Measurement Standards have been
developed to support the consistent measurement of real
estate information across regions. If environmental impacts are
to be monitored and managed effectively, it is important that a
unified approach to definitions is developed. This is already
beginning to happen, with initiatives such as: the United
Nations' Common Carbon Metric (www.unep.org/sbci); the
formation of the World Green Building Council
(www.worldgbc.org); the International Integrated Reporting
Committee (www.integratedreporting.org); ENCORD (European
Construction sector, www.encord.org); and Sustainable Building
Alliance (a non-profit, non-partisan international coalition of
standard setting organizations and property sector
stakeholders, www.sballiance.org). There is clearly growing
momentum to harmonize approaches.
Comparison of major international accreditation standards
Currently there are three environmental accreditation (design) standards for new buildings in use across borders: BREEAM,
LEED and Green Star (a more comprehensive list of national rating systems is included in Appendix C. Although similar in
their objective to minimise the environmental impact of buildings and methodology, there are some fundamental differences.
BREEAM
The BRE Environmental Assessment Method (BREEAM) was developed by the UK Building Research Establishment (BRE) and
first launched in 1990. BREEAM is a widely used environmental assessment method for buildings. It sets the standard for best
practice in sustainable design and has become the de facto measure used to describe a building’s environmental performance
in the UK. Besides the United Kingdom, BREEAM is also widely applied in mainland Europe and the Middle East.
BREEAM Categories
BREEAM Rating
BREEAM covers nine categories that focus on a broad
range of environmental impacts: from environmental
management to energy consumption and from water usage
to waste production. The nine categories included within
BREEAM are:
Initially self-assessed, scores are validated by licensed
BREEAM assessors before certification is provided by the
Building Research Establishment. The BRE certifies all
buildings, regardless of their final score.
Main categories
Management
Health & well-being
Energy
Transport
Water
Materials
Waste
Land use & ecology
Pollution
16
IPD Environment Code
credits
weighting
10
13
24
10
6
13
7
10
12
12%
15%
19%
8%
6%
12.5%
7.5%
10%
10%
Credits are awarded in each of the above categories
according to performance. A set of weightings then enables
the credits to be added together to produce a single overall
score.
With 105 credits, weighted per category, the maximum
BREEAM score is 100. The following BREEAM certified
ratings are available:
BREAAM rating
% score
Unclassified
Pass
Good
Very Good
Excellent
Outstanding
0-30%
30-45%
45-55%
55-70%
70-85%
85-100%
LEED
The Leadership in Energy and Environmental Design (LEED) approach was developed by the US Green Building Council
(USGBC) and first launched in 1998. LEED is an internationally recognised green building certification system, providing thirdparty verification that a building or community was designed and built using strategies aimed at improving performance across
metrics that matter most. Initiated in the United States, LEED is also widely applied in Canada, Brazil and India.
LEED categories
LEED rating
LEED covers five main categories: energy savings, water
efficiency, CO2 emissions reduction, improved indoor
environmental quality, and stewardship of resources and
sensitivity to their impacts. In addition, LEED assesses
innovation in design and regional priority. The five
categories included within LEED are:
Initially self-assessed, scores are validated by the
independent Green Building Certification Institute (GBCI),
which also provides certification. The GBCI only certifies
buildings that achieve 40 points or more.
Main categories
credits
Sustainable sites
Water efficiency
Energy & atmosphere
Materials & resources
Indoor environmental quality
PLUS
Innovation & design
Regional priority
26
10
35
14
15
6
4
Main credits are awarded on a 100-point scale, with 10 bonus
credits available for innovation and priority. To be certified, a
project must also satisfy a number of prerequisites.
With 100 unweighted credits available, plus an additional six
credits for innovation and four credits for priority, the
maximum LEED score is 110. The following LEED certified
ratings are available:
LEED rating
credits
Certified
Silver
Gold
Platinum
40-50
50-60
60-80
80-110
Green Star (GS)
The GREEN STAR scheme was developed by the Green Building Council of Australia (GBCA) and first launched in 2003.
GREEN STAR is a comprehensive, self-assessed environmental rating system that evaluates the environmental design and
construction of buildings. Its key objective is to drive the transition of the property industry towards sustainability. Besides
Australia, GREEN STAR is also widely applied in New Zealand and South Africa.
GREEN STAR categories
GREEN STAR rating
GREEN STAR covers eight main categories that assess the
environmental impact that is a direct consequence of a
project’s site selection, design, construction and
maintenance. In addition, GREEN STAR covers innovation.
The eight categories included within GREEN STAR:
Initially self-assessed, scores are validated by a GBCA
case manager before certification is provided by the Green
Building Council of Australia. The GBCA only certifies
buildings that achieve a rating of four, five or six stars.
Main categories
Management
Indoor environment quality
Energy
Transport
Water
Materials
Land Use & ecology
Emissions
PLUS
Innovation
credits
weighting
12
27
24
11
13
20
8
14
10%
20%
25%
10%
13%
10%
8%
4%
5
Once credits in each category are assessed, a percentage
score is calculated and GREEN STAR environmental
weighting factors are applied. To be certified, a project
must also satisfy a few conditional requirements.
With 129 credits weighted per category, plus an additional
five credits for innovation, the maximum GREEN STAR
score is 105. The following GREEN STAR certified ratings
are available:
GREEN STAR rating
% score
4 Star, signifying 'best practice'
5 Star, signifying 'excellence'
6 Star, signifying 'world leadership'
45-60%
60-75%
75-100%
Measuring the Environmental Performance of Buildings
17
2 Using the code
Comparison of BREEAM In-Use, LEED E-B and Green Star
In comparing BREEAM, LEED and GREEN STAR we have used Green Star categories as the basis for comparison as they
provide a more straightforward categorisation. There are a number of fundamental differences. BREEAM uses nine
categories to assess environmental performance, applies weightings to each category and does not focus on innovation.
LEED uses five categories plus innovation in design and regional priority, but does not apply weightings to each category.
GREEN STAR uses eight categories plus innovation and does apply weightings to each category.
Differences in weighting
Differences in rating
In comparing category weightings (based on GREEN STAR
categories), BREEAM has a relatively strong emphasis on
materials, land use and emissions. LEED has a relatively
strong emphasis on management and energy, and GREEN
STAR has a relatively strong emphasis on indoor quality and
water.
In comparing certified ratings, BREEAM has the most
onerous questionnaire for accreditation while GREEN STAR
has the shortest. LEED ratings hold the middle ground
between BREEAM and GREEN STAR. It has been
suggested that BREEAM also represents a higher level of
performance (Saunders, 2008), although differences in local
regulation and the influence of local standards on the
design of new buildings (to achieve the local standard)
probably make this observation spurious.
30
25
100
90
20
80
70
15
60
10
50
40
5
30
20
m
an
ag
em
in
en
do
t
or
qu
al
ity
en
er
gy
tra
ns
po
rt
w
at
er
m
at
er
ia
ls
la
nd
u
em se
is
si
on
s
in
no
va
tio
n
0
BREEAM
LEED-NC
GREEN STAR
The value of green
Although certification standards have been around for some
time, investors and owner occupiers are beginning to pay
more attention to the green credentials of their building stock.
The question therefore is: what does green mean? The
introduction of EPC and DEC has created a greater
awareness of the possible impact of poor environmental
performance on asset value and economic obsolescence.
Research conducted by IPD looking at the Sydney office
market identified that green buildings depreciated at a slower
rate than other stock. In 2009 the IPD/IPF Sustainable
Property Index (ISPI; see www.ipd.com/ispi ) was launched to
18
IPD Environment Code
10
0
C
BREEAM
B
A
LEED
A+
GREEN STAR
track the performance of green buildings. Initial findings of
this study identified that while it was possible to identify green
buildings, the market was not currently able to price green
credentials. The RICS Valuation Information Paper 13, which
focuses on the consideration of sustainability features in the
appraisal process, has now been adopted by and included in
the latest version of the Red Book. However, sustainable
features are not yet being reflected by valuers in their
appraisals as there is currently insufficient evidence to show
that occupiers are placing a value (and hence willing to pay a
higher rent) for a building. As information becomes more
available, and the pressure on organisations to meet
reduction targets intensifies it is likely that this will change.
Towards Environmental Totality: Bringing together
building owners and tenants
Many occupiers, investors and property managers struggle
with the management of building impacts, as the sources
may not be under their direct control. To be successful,
however, it is important to measure the total environmental
impact of buildings. As the pressure on occupying
organisations increases, it is likely that landlords and property
managers will be able to distinguish themselves through
more collaborative approaches, and thus develop alpha
return.
The Environment Code is directly relevant to building owners,
managers and tenants who wish to collaborate to ensure that
their buildings perform in totality - not just the areas for which
they are responsible. The Code can help support this end by
enabling a coordinated approach to the allocation of
responsibilities and control. All of the data items set out in the
Code are capable of being analysed by owners. At the
minimum, they need to be able to produce environmental
data for the areas of activity they control.
As a by-product this intelligent building approach also
reduces construction and operational costs through savings
made on materials, energy, resourcing and management
overheads.
Energy information can be shared with utility providers by
participating in a regional or national ‘smart grid’ that
dynamically responds to changes in geographical electrical
distribution-grid conditions. A revenue opportunity also arises
here by allowing the return of power to the grid from buildings
using alternative power sources such as photovoltaic, wind
and CHP (Combined Heat and Power) generation.
The intelligent or converged building network can be an
integral part of your current IT network and can be interconnected throughout a portfolio to share information with
stakeholders, tenants and communities. It is entirely possible
for your portfolio of buildings to have the ability to constantly
and automatically update your IPD Eco-ledger ranking and
Carbon Reduction Commitment or EMS status as your
sustainability value improves!
The role of technology
While it has been social, political and economic change that
has driven the environmental agenda, technology will have an
increasing role in the delivering its goals. Martin Hughes of
CDC intelligent building solutions believes that the experience
gained in both process control and digital network
environments will be used to construct ‘intelligent’ or ‘smart
connected’ buildings – buildings where the core network
connects all environmental sensors, access controls, building
management and energy sources to produce a converged
integrated management system that accurately controls
operations and produces sustainability profiles for value
measurement.
Examples of up to 25% of energy savings have been
achieved from initiatives such as:
• fine tuning environmental settings in each room, zone or
floor by combining occupancy monitoring with building
management control
• receiving measurements from roof mounted weather
stations to automatically direct the temperature and
humidity set-points conditions within the building
• encouraging tenant energy savings by posting energy and
carbon usage statistics to a tenant web portal
• automatically adjusting window shading in response to the
transit of the sun
• adjusting lighting when natural daylight is available.
Measuring the Environmental Performance of Buildings
19
3 Environmental Measures
In this chapter we present and explain our conceptual
frameworks for measuring quantitatively the environmental
impact of a building. Subsequently, we provide clear and
consistent definitions of environmental measures arising
from our frameworks. By way of an illustrated example we
provide more clarity on both the measurement frameworks
and the definitions.
A note on units of measurement
For the sake of simplicity and to attain consistency across an
international estate, the Environment Code sets out all
quantitative data in metric units since the majority of the
users of the Code will be familiar with the Système
International (SI) units of measurement. This will aid
international comparisons and benchmarking. However,
especially in the United States, users might prefer to collect
numbers in alternative formats.
3.1
Conceptual frameworks
To compare environmental impacts constructively and
consistently at a global level there is a need for internationally
recognised measurement frameworks.
Environment Code ‘Core Data’
Non-renewable
Renewable
Annual Total
Electricity
Non-renewable electricity
(EA1 - EA9)
Renewable electricity
(EA5 + EA9)
Total electricity
(EA1 + EA5)
Fuels
Fossil fuels (EA2)
Renewable fuels
(EA3 + EA6)
Total fuels
(EA2 + EA3 +EA6)
Other energy
Communal energy (EA4)
Renewable energy (EA7)
Total other energy
(EA4 + EA7)
Energy
Non-renewable energy
(Total – Renewable)
Renewable energy
(EA3, EA5, EA6, EA7, EA9)
Total energy
(EA1-EA7)
Total CO2 (EA8)
Carbon emissions
(CO2 equivalent)
Water
Sourced water
(EB1 + EB2)
Harvested and recycled
(EB3-+ EB4)
Total water (EB1-4)
Waste
Landfill and incinerated
(EC1)
Recycled and composted
(EC2 + EC3)
Total waste (EC1-3)
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IPD Environment Code
3.2
EA energy measures
Through the energy needed for heating, lighting and servicing
of buildings, corporate and residential property is responsible
for approximately 40% of global greenhouse gas emissions
(such as carbon dioxide) and is one of the most significant
contributors to climate change.
The structuring of the energy data below requires some
explanation. Fundamentally, the Code distinguishes between
conventional ‘imported energy’ (energy that is supplied to a
building or site from an external source) and owned
renewable energy, typically generated on-site. Moreover, data
items are grouped by broad energy type (e.g. electricity,
fossil fuels, renewable fuels). These broad energy types have
different thermodynamic values and should be recorded and
analysed separately. We recognise that occupiers may export
energy to nearby sites. Appropriate adjustments to energy
figures may be needed in these circumstances. Note should
be made of whether energy is net or gross (see Appendix B).
Core energy data
Category
Definition
EA1 Electricity
The total annual imported electricity (kWh) used to provide electrical services to a building.
Includes: the sum of EA1a, EA1b and EA1c
EA1a Mains Electricity
The annual electricity (kWh), as metered, to a building supplied by the mains supply.
Includes: all mains electricity supplied to the building
Excludes: electricity provided by on-site renewable generation, communal electricity,
owned off-site facility electricity.
EA1b Communal Electricity
The annual electricity (kWh), as metered, to a building supplied by communal power sources.
Includes: all electricity supplied by communal schemes, for example a community
Combined Heat and Power scheme or community wind turbine
Excludes: all mains supplied electricity (EA1a), owned off-site facility generated
electricity (EA1c)
EA1c Owned Off-Site Facility
The annual electricity (kWh), as metered, to a building supplied by the organisation’s, or
building owner’s, own off-site electricity supply.
Includes: all electricity supplied to the building as a result of direct investment in an
off-site supply by the building owner or occupier. For example, off-site wind turbines.
Excludes: all mains supplied electricity (EA1a), communal electricity (EA1b)
EA2 Fossil Fuels
The annual energy equivalent (kWh) to a building supplied by fossil fuels (as detailed in
EA2a to EA2e below)
Where possible, provide data on the specific fuel type set out below. See Appendix 4 for
advice on converting fuel use from mass or volume to kilowatt hours.
Includes: the sum total of EA2a to EA2e below
Excludes: other imported energy sources listed under categories EA1, EA3 and EA4
Measuring the Environmental Performance of Buildings
21
3 Environmental Measures
Category
Definition
EA2a Gases
The annual gas from fossil fuel sources (kWh equivalent), as metered, used to provide
space and water heating and associated functions to a building.
Excludes: biogases (EA3a)
For the purposes of accurate calculation of carbon emissions, the recording of gas fuels
by specific type is recommended:
i
ii
iii
iv
v
EA2b Liquids
Natural Gas
Liquid Petroleum Gas (LPG)
Coal gas
Compressed Natural Gas (CNG)
Other (add as appropriate)
The annual liquid fossil fuel (kWh equivalent), as metered, used to provide space and
water heating and associated functions to a building.
Excludes: renewable liquid fuels (EA3b)
For the purposes of accurate calculation of carbon emissions, the recording of liquid fuels
by specific type is recommended:
i
ii
iii
iv
v
EA2c Solids
Oil
Ethanol
Diesel
Gasoline
Other (add as appropriate)
The annual energy equivalent (kWh) of solid fossil fuel use.
Excludes: renewable solid fuel (EA3c)
For the purposes of accurate calculation of carbon emissions, the recording of solid fuels
by specific type is recommended:
i
ii
iii
iv
v
EA3 Renewable Fuels
Coal
Anthracite
Lignite
Bitumen
Other (add as appropriate)
The annual energy equivalent (kWh) of imported renewable fuels.
Includes: the sum total of EA3a, EA3b and EA3c below
Excludes: other imported fuels listed under categories EA1, EA2 and EA4
Note: See EA8 for advice on reporting carbon emissions for fuels under EA3.
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IPD Environment Code
Category
Definition
EA3a Gases
The annual energy equivalent (kWh) of renewable gases.
Excludes: non-renewable fossil fuel gases (EA2a)
Note: Biogas is a mixture of gases, principally methane and carbon dioxide, produced
from the anaerobic breakdown of organic material, e.g. from landfill or in sewage
digesters. Methane is a potent greenhouse gas, 21 times more so than carbon dioxide
over 100 years; and even more potent in the short term
For the purposes of accurate calculation of carbon emissions, the recording of renewable
gas fuels by specific type is recommended:
i
ii
iii
iv
v
EA3b Liquids
Biogas
Biomethane (landfill gas)
Bioethanol
BioETBE
Other (add as appropriate)
The annual energy equivalent (kWh) of renewable liquid fuels.
Excludes: non-renewable liquid fossil fuels (EA2b)
For the purposes of accurate calculation of carbon emissions, the recording of renewable
liquid fuels by specific type is recommended:
i
ii
iii
iv
v
EA3c Solids
Biodiesel
Biogasoline
Biopetroleum
Vegetable oil
Other (add as appropriate)
The annual energy equivalent (kWh) of biomass used.
Includes: solid ‘biofuels’ derived from biomass (i.e. organic material made from plants
and animals)
Excludes: non-renewable solid fossil fuels (EA2c)
Note: Burning of biomass does still release greenhouse gases including CO2 (see EA8 for
details on biomass-related CO2 accounting).
For the purposes of accurate calculation of carbon emissions, the recording of renewable
solid fuels by specific type is recommended:
i
ii
iii
iv
v
Wood pellets
Black liquor
Charcoal
Manure
Other (add as appropriate)
Measuring the Environmental Performance of Buildings
23
3 Environmental Measures
Category
Definition
EA4 Communal Non-Electrical
Energy
The annual non-electrical energy equivalent (kWh) supplied to a building by communal
sources. If possible, provide specific data on the type of communal energy imported as
set out in EA4a and EA4b below.
Includes: the sum total of EA4a and EA4b
Excludes: other imported fuels listed under categories EA1, EA2 and EA3
Note: Communal Energy can be generated using a range of primary fuel sources and so
to determine the CO2 equivalent emissions users will need to refer to their local supplier
for details.
EA4a Communal Heating
The annual energy equivalent (kWh) to a building supplied by communal heating sources.
Includes: hot water or steam from district schemes, for example a community Combined
Heat and Power scheme
Note: District Heating means a system supplying heat that is generated centrally in one
or several locations to a non-restricted number of customers. It is distributed by means of
a network using hot water or steam as a medium. District heating can allow the utilisation
of low-grade energy that otherwise would be wasted, such as municipal refuse and waste
heat from different sources.
EA4b Communal Cooling
The annual energy equivalent (kWh) to a building supplied by communal cooling sources.
Includes: chilled water from district schemes
Note: District Cooling means a system producing cooling services by means of a
distribution network, supplying centrally produced chilled water to customers in a number
of different buildings.
EA5 Owned Renewable
Electricity Generation
The annual electrical energy (kWh) generated (typically on-site) through renewable
sources.
Includes: for example, photovoltaic systems, wind turbines, hydro turbines
EA6 Owned Renewable
Combustion Fuels
The annual energy equivalent (kWh) generated (typically on-site) through renewable
combustion fuels.
Includes: for example, on-site harvested biomass
EA7 Owned Renewable Heating The annual thermal energy equivalent (kWh) generated (typically on-site) through
and Cooling
renewable sources.
Includes: the sum total of EA7a and EA7b below
EA7a Renewable Heating
The annual heating energy equivalent (kWh) generated (typically on-site) through
renewable sources.
Includes: for example, solar energy, direct geothermal heating
EA7b Renewable Cooling
The annual cooling energy equivalent (kWh) generated (typically on-site) through
renewable sources.
Includes: for example, groundwater cooling
24
IPD Environment Code
Carbon emissions
Category
Definition
EA8 CO2 Equivalent
The annual CO2 equivalent emissions based on the sum of relevant items under the
headings EA1, EA2, EA3* and EA4 above.
See Appendix 5 for information on calculating CO2 equivalent emissions.
Note: *EA3 emissions are not included as ‘Scope 1’ Direct Emissions in the Greenhouse
Gas Protocol (see www.ghgprotocol.org) the most widely used international accounting
tool for quantifying greenhouse gas emissions. Instead, the Protocol advises that all
‘Biologically Sequestered Carbon’ (under EA3) should be recorded and reported
separately. Note should be made of whether energy figures have been captured on net
or gross, and the appropriate conversion ratio applied (see Appendix B).
Measures for compensating and offsetting carbon emissions
It is important to record the proportion of electricity (EA1) that
has been derived from renewable sources, not least to
accurately determine carbon emissions. This is a key function
of EA9 below. When calculating carbon emissions from
imported electricity, EA9 should be subtracted from EA1; the
relevant Fuel Emission Factors (see Appendix 5) should then
be applied to the figures remaining. Data item EA10 can be
used to report other carbon mitigation initiatives.
Category
Definition
EA9 Supplied ‘Zero Carbon’
Electricity
The annual imported electricity (kWh) that is sourced through a verified renewable ‘zero
carbon’ supply and used in the building. (See overleaf for details of green energy tariffs.)
Includes: supplied electricity that has been verified* as having a zero carbon loading.
These can include on-shore and off-shore wind, hydro-electric, tidal, solar, photo-voltaics,
geothermal (* for example, in EU countries, energy tariffs backed by a ‘Guarantee of
Origin’ certificate)
Excludes: all fossil fuel energy generation, all on-site renewable energy generation,
communal electricity heating and cooling, green energy ‘fund’ tariffs and ‘carbon offset’
tariffs (as EA10 below)
Note: Sub-categories may be required, for example, EA9a Mains Electricity, EA9b
Communal Electricity and EA9c Owned Off-site Facility.
EA10 Other ‘Renewable
Energy’ Tariff Use
The annual imported electricity (kWh) that is sourced using ‘renewable energy tariffs’ other
than EA9 above. (See overleaf for further details of such tariffs).
Includes: ‘renewable Energy Fund’ tariffs (energy tariffs where the supplier invests a
premium into renewable energy or related projects) and ‘Carbon Offset’ tariffs (energy
tariffs where suppliers offer to offset the CO2 emitted by the gas and electricity supplied)
Excludes: verified* zero carbon supplied energy (* for example, in EU countries, energy
tariffs backed by a ‘Guarantee of Origin’ certificate)
Measuring the Environmental Performance of Buildings
25
3 Environmental Measures
Sub-metered energy uses
Sub-metering is increasingly becoming standard practice
(utilising technology such as smart-meters) for both landlords
and tenants. Sub-metering can be a valuable way to better
understand energy use in buildings: either by functional
activity or occupant.
Category
Definition
EA11 Total Sub-Metered
Energy Use
The total annual sub-metered energy used (kWh) for building uses or areas.
Includes: the sum total of EA11a, EA11b and EA11c below
EA11a Electrical
The annual sub-metered electricity used (kWh) for building uses or areas.
Includes: sub-metered electricity supplied to a localised area or piece of equipment, for
example, an item of process equipment, or an IT server room
EA11b Thermal
The annual sub-metered heat use (kWh) for building uses or areas.
Includes: sub-metered hot or chilled water supplied to a localised area or piece of
equipment, for example, hot water to a catering kitchen
EA11c Fuel
The annual sub-metered fuel use (kWh) for building uses or areas.
Includes: sub-metered combustion fuel supplied to a localised area or piece of
equipment, for example, natural gas supplied to a catering kitchen
Useful energy information
Renewable energy generation
Many countries are now introducing a legal requirement for a percentage of all building energy to be supplied by renewable
sources. As a result, an increasing number of organisations are considering on-site generation of renewable energy.
In addition, several countries have introduced an obligation for electricity producers to generate a percentage of their energy
from renewable sources. For example, in the UK, most electricity companies generate 10% or more from renewable sources
- these contracts are marketed as ‘green tariffs’.
‘Green’ energy tariffs
The term green energy refers to electricity produced from sources which do not involve any burning and so do not release
CO2, such as wind, wave, tidal and solar power. At present around 18% of our global electricity comes from renewable
sources, 90% from hydropower which releases large amounts of CO2 in construction. In practice, there are three broad
types of ‘green energy’ tariffs:
• ‘green supply’ tariff where the supplier guarantees that the electricity it sells is equivalent to the electricity it buys from
renewable sources (the preferable option)
• ‘green energy fund’ tariff where the supplier invests a premium that customers pay into renewable energy or related
projects
• ‘carbon offset’ tariff where suppliers offer to offset the CO2 emitted by the gas and electricity supplied.
26
IPD Environment Code
The environmental benefits of ‘green tariffs’ are a subject of intense debate. The demand for energy generated from
renewable resources is higher than the current supply, but there is growing concern that some green energy tariffs are not
having the anticipated environmental benefits. Other concerns surround the energy sources that are being used to fulfill
suppliers’ green tariffs. A range of low-carbon energy sources which are exempt from the Climate Change Levy in EU
countries have been tied into many suppliers’ green tariff schemes. But while energy sources such as biomass are
somewhat cleaner than traditional fossil fuel-based power, they still produce carbon emissions. Energy from waste is also
often deemed renewable.
Increasingly energy suppliers are distinguishing between ‘green’ and ‘low carbon’ tariffs, but there are no definitive
standards setting out what can and cannot be included as a ‘green’ tariff. Perhaps the greatest concern with green energy
tariffs is the fear that organisations regard green tariffs as a ‘silver bullet’ for their environmental problems, instead of
focusing on energy efficiency and on-site energy generation.
Security of energy supply
Energy supply is not guaranteed and many developed countries rely on importing energy from other states to meet their
overall energy needs. This high level of energy demand can leave countries exposed to the possibility of their supply being
interrupted by circumstances outside their control. By 2020, around half of total oil demand will be met by countries with a
high potential risk of internal instability. This could lead to major problems for countries that use far more energy than they
produce.
3.3
EB water measures
While rising sea levels and the increasing frequency of major
flood events may be the most publicised threats from
unchecked climate change, global warming also poses a
significant threat to our supplies of clean drinking water.
Fresh water is likely to be in ever-shorter supply as climate
change gathers pace and increasing temperatures
dramatically affect the world’s great rivers.
Developing nations and island nations are likely to be most
seriously affected, but even wealthy and developed nations
face serious risks from climate change in relation to water.
Core water data
Category
Definition
EB1 Mains Water Consumption
The annual volume (m3) of mains supplied water used in a building.
Includes: mains supplied water for general use, for example, catering, washrooms,
cleaning
Excludes: bottled drinking water, on-site extracted water, on-site harvested rain and
snow water, recycled ‘greywater’, water used for production processes (for example, heavy
industry)
EB2 Water Extracted On-site
The annual volume (m3) of water extracted directly on-site and used in a building.
Includes: water extracted on-site through boreholes or water courses (for example,
rivers and streams)
Excludes: all mains-supplied water, harvested rain and snow water
EB3 Use of Harvested Rain and
Snow Water
The annual volume (m3) of collected rain and snow water and used in a building.
Includes: all rain and snow water that is collected (after falling on the building) and used
on-site (for example watering grounds or flushing toilets)
Measuring the Environmental Performance of Buildings
27
3 Environmental Measures
Category
Definition
EB4 Use of Recycled Water
The annual volume (m3) of recycled ‘greywater’ used in a building.
Includes: waste water produced from baths, sinks, showers, clothes washers,
dishwashers and lavatories. This can be recycled and reused if an appropriate system is
installed.
3.4
EC waste measures
Good waste management is a key component of an
environmentally effective building. Effective recycling
systems, such as wet and dry waste bins, and battery and
printer cartridge recycling points can reduce waste collection
frequencies and costs. This can, in turn, have the further
benefit of reducing the number of ‘waste miles’ that are
incurred transporting waste for disposal. Meanwhile, the
effective separation of any hazardous and radioactive waste
will also reduce disposal costs and avoid the chance of any
fines or legal action. These systems can be mapped out in a
building waste management plan.
The procurement management of a building can also
increase efficiency by not overstocking, ensure that the
building purchases the most environmentally friendly office
consumables and gets involved in ‘take-back’ and ‘re-use’
schemes with items such as print cartridges, printers, and
office furniture. Increasingly organisations will wish to
examine the different types of waste produced in order to
manage waste more intensively. For example, users might
wish to record and track the total weight of paper bought and
the total paper sent for recycling and for confidential waste
treatment..
Core waste data
Category
Definition
EC1 Total Non-Recycled Waste
The annual mass (tonnes) of waste arising from a building sent to landfill and incineration.
If possible, please provide specific data on methods of waste disposal as set out in EC1a,
EC1b and EC1c below.
Includes: any waste produced on-site which is not reused or recycled. Mass weight
(tonnes) is the preferred measure but, where mass is not available, it is acceptable to
use approximations by volume (see Appendix 4 for advice on converting waste volume
data to mass equivalent).
Excludes: all recycled waste and composted waste, construction waste, waste returned
to producers (e.g. under EU WEEE Regulations or other national or international
regulations)
Note: Risk of ‘double counting’: EC1 = EC1a + EC1b + EC1c.
EC1a General Waste Sent to
Landfill
The annual mass (tonnes) of waste arising from a building sent to landfill (landfill is
defined as a waste disposal site for the deposit of the waste onto or into land).
Includes: internal waste disposal sites (i.e. a landfill where a producer of waste is
carrying out its own waste disposal at the place of production)
Excludes: facilities where waste is unloaded in order to permit its preparation for further
transport for recovery, treatment or disposal elsewhere; storage of waste prior to
recovery or treatment (for a period less that three years as a general rule), or storage of
waste prior to disposal (for a period less than one year)
28
IPD Environment Code
Category
Definition
EC1b Incinerated General Waste
with Energy Recovery
The annual mass (tonnes) of waste arisings from a building sent for incineration (with
energy recovery).
Energy recovery from waste describes the process in which energy (in the form of heat)
is recovered from the incineration of waste and used to generate electricity which is then
fed back into the national electricity ‘grid’ or network, or to provide both electricity and
heat (combined heat and power) to nearby communities or other uses.
This is an option for the disposal of high calorific-value wastes such as tyres and
plastics.
EC1c Incinerated General Waste
with No Energy Recovery
The annual mass (tonnes) of waste arising from a building sent for incineration (with no
energy recovery).
This is often the most suitable option for hazardous chemicals and clinical waste. For
example, the EU Landfill Directive bans certain wastes from being sent to landfill (liquid
waste, explosive, corrosive or flammable waste).
EC1d Hazardous Waste
The annual mass (tonnes) of hazardous waste arising from a building sent for treatment
and either incineration or landfill.
Hazardous waste, defined by waste regulation, is typically either ignitable, corrosive,
reactive, or toxic. Hazardous waste includes hazardous chemicals, fluorescent tubes
and clinical waste. For example, the EU Landfill Directive bans certain wastes from being
sent to landfill (liquid waste, explosive, corrosive or flammable waste).
Excludes: radioactive waste (regulated separately and included here under EC1d) all
recycled waste (e.g. batteries) and composted waste, construction waste, waste
returned to producers (e.g. under EU WEEE Regulations or other national or
international regulations)
Note: For the purposes of effective waste management, hazardous waste may be
sub-categorised according to type or source.
EC1e Radioactive Waste
The annual mass (tonnes) of radioactive waste arising from a building sent for specialist
treatment and disposal.
Radioactive waste is defined by regulations (see International Atomic Energy Agency,
www.iaea.org and national regulations).
Excludes: hazardous waste (EC1d)
Includes: all mixed waste (radioactive/hazardous)
For the purposes of waste management it will be necessary to distinguish between types
of radioactive waste, based on the level of radioactivity (and/or life):
i
ii
iii
iv
Low-level waste (LLW)
Intermediate-level waste (ILW)
High-level waste (HLW)
Other (add as appropriate)
Measuring the Environmental Performance of Buildings
29
3 Environmental Measures
Category
Definition
EC2 Recycled Waste
The annual mass (tonnes) of waste arising from a building that are recycled.
Includes: many wastes can be recycled, for example paper, cardboard, glass, metal,
plastics, batteries, waste electronic equipment, laser printer cartridges, fluorescent
tubes, wood (for example, pallets)
Excludes: general waste for incineration or landfill, composted waste, waste returned to
producers (e.g. under EU WEEE Regulations or other national or international
regulations)
For the purposes of effective waste management specific separated waste streams
should be recorded individually from comingled recycled waste:
i
ii
iii
iv
v
vi
vii
viii
ix
x
xi
EC3 Composted Waste
Single-stream (comingled) recycled waste
Plastics
Metals
Paper
Glass
Wood
Other biomass
Toner cartridges
Batteries
Clothing & textiles
Other (add as appropriate)
The annual mass (tonnes) of waste arising from a building that are composted.
Includes: biodegradable waste
3.5
Descriptive information
What other information should you collect? Having used the
Environment Code methodology to collect environmental
data, it is important to collect additional descriptive data
about the estate in order to make fair and balanced
comparisons between buildings. For example, it is important
to know that you are comparing the performance of, say, a
retail building with an office building, or a new building with
an older building. The information is also crucial for the
development of key performance indicators, discussed in
Chapter 5.
The descriptive data that IPD Occupiers collects for
benchmarking clients’ buildings is set out below. In general,
greater detail will allow more meaningful comparisons and so
the more accompanying information that can be provided,
the better the analysis and benchmarks that can be provided.
30
IPD Environment Code
Descriptive Information
Building details
Description
Location
• Address details
• Site details
• Location type
A = located in the Central Business District (CBD)
B = located in the town centre but outside the CBD
C = located on a business park / estate
D = located outside an urban area, but not on a business park / estate
Size
• Total floor area, Internal
(Rentable) area, and Usable
Floor Area (m2)
Users should also record the national measurement convention used. Various national
approaches to floor space measurement exist such as RICS in the UK, BOMA in
America and NEN in the Netherlands, each using its own measurement methodology.
Below are some of the measurement conventions that should be recorded, depending
on whichnational standard the organisation is using:
RICS (UK)
• Gross Internal Area
• Net Internal Area
BOMA (USA)
• Gross Building Area
• Floor Rentable Area
NEN (Netherlands)
• Gross Floor Area
• Net Floor Area
Note: The IPD Space Code will provide a much-needed tool to reconcile these national
space standards and enable more accurate comparison of floor space across national
boundaries (see www.ipd.com/spacecode).
• Number of Floors
Number of distinct floors within the building. This should include basement and mezzanine
floors with a net internal area at least 50% of typical upper floors.
• Number of Rooms
Gives an indication of intensity and type of use. For example, an open plan office versus
a cellular office.
Function
• Predominant property type
For example, retail, office, data centre, call centre, hospital, supermarket and so on.
Use
• The number of hours the
building is in operation each
working week
Average for the predominant part of the building (gives an indication of the intensity of
uses of the building).
Measuring the Environmental Performance of Buildings
31
3 Environmental Measures
Building details
Description
• Headcount (most appropriate
for offices)
Typical numbers of permanently-employed, temporary, and contract staff should be
counted in terms of full-time equivalents (FTEs) (gives an indication of the intensity of
uses of the building).
• Number of workstations
(especially for offices)
The number of designated ‘desk’ or other work places and positions within the building
(gives an indication of the intensity of uses of the building).
Condition
• A to D
A = as new condition
B = sound, operationally safe exhibiting only minor deterioration
C = operational, but in need of major repair or replacement soon
D = inoperable or serious risk of failure/breakdown.
• Year of construction
Major refurbishments do not alter the date of construction unless the building has been
completely reconstructed behind a facade.
• Year of last major refurbishment
If the refurbishment affected a significant proportion of the building (more than 50% in
most cases).
• Is the building listed?
Whether the building is subject to extra land use planning regulations on account of its
historic or architectural interest.
Specification
Air-conditioned?
For example, is the majority of the building cooled by: comfort cooling, air conditioning
(installed within last five years), air conditioned (older) or natural ventilation.
Number of lifts
The total number of lifts (including goods lifts) serving the building.
Is a staff restaurant or canteen
located in the building?
A dedicated area where staff can buy a hot meal and eat it at a table in the same area.
A refreshment trolley or small kitchen on a floor with a microwave and fridge is not
included in the definition of a canteen.
Double glazing?
Yes / No.
Number of car parking spaces
The total number of car/vehicle parking spaces designated specifically to the premises
and available on the site only. This total should exclude any spaces utilised regularly in
public car parking facilities.
32
IPD Environment Code
4 Environmental Health-Check
The IPD Health-Check is a tool for the qualitative
measurement of environmental performance. In this
second edition it has been significantly improved in order
to align more closely with regulation and accreditation
standards.
With a 5-star rating, 50 questions, and 500 credits to be
awarded, the IPD Health-Check is the starting point for
property professional to assess the environmental impact of a
building. Constructively aligned to existing accreditation
standards, this Health-Check also provides an off-the-shelve
starting point towards official accreditation.
7 sections
50 questions
500 credits
Management
8 questions
80 credits
Energy
12 questions
120 credits
Water
4 questions
45 credits
Waste
5 questions
50 credits
Travel
6 questions
55 credits
Pollution
5 questions
50 credits
Health
10 questions
100 credits
For both the overall score and each category score, the
following IPD-HC ratings are applicable:
IPD-HC rating
% score
J
20-35%
JJ
JJJ
JJJJ
JJJJJ
35-50%
50-65%
65-80%
80-100%
In the Health-Check, it is recommended that all sections are
completed whether you have full control over these issues or
not. Neither landlord nor tenant has full control over every
aspect covered in the Health-Check but they both have
influence in all areas. Rather than picking and choosing
which sections of the Health-Check to use and which to
discard (given your remit), every effort should be made to
complete all sections (full control or influence only) so as to
respect the holistic nature of the building as a whole. The
environment is not affected by the ownership structure of a
building, and therefore we should measure all buildings
holistically, which also allows for consistency of analysis.
Health-Check – MANAGEMENT
no.
question
HC1
Is there a formal EMS (e.g. ISO 14001) in place that covers environmental management?
yes, and ISO certified
yes, but not certified
no
10
5
0
Is there an annual sustainability report with property related environmental impacts?
yes, and published internally and publicly
yes, but published internally only
no
10
5
0
HC2
credits
Measuring the Environmental Performance of Buildings
33
4 Environmental Health-Check
Health-Check – MANAGEMENT
no.
question
HC3
To what extent is there an energy management plan for the building?
• all of: management policy in place, energy consumption is recorded, targets are set and monitored,
and reduction initiatives are undertaken
• three of: management policy in place, energy consumption is recorded, targets are set and monitored,
and reduction initiatives are undertaken
• two of: management policy in place, energy consumption is recorded, targets are set and monitored,
and reduction initiatives are undertaken
• one of: management policy in place, energy consumption is recorded, targets are set and monitored,
and reduction initiatives are undertaken
• none of: management policy in place, energy consumption is recorded, targets are set and monitored,
and reduction initiatives are undertaken
HC4
HC5
HC6
34
To what extent is there a water management plan for the building?
• all of: management policy in place, water usage is recorded, targets are set and monitored, and
reduction initiatives are undertaken
• three of: management policy in place, water usage is recorded, targets are set and monitored, and
reduction initiatives are undertaken
• two of: management policy in place, water usage is recorded, targets are set and monitored, and
reduction initiatives are undertaken
• one of: management policy in place, water usage is recorded, targets are set and monitored, and
reduction initiatives are undertaken
• none of: management policy in place, water usage is recorded, targets are set and monitored, and
reduction initiatives are undertaken
To what extent is there a waste management plan for the building?
• all of: management policy in place, waste production is recorded, targets are set and monitored, and
reduction initiatives are undertaken
• three of: management policy in place, waste production is recorded, targets are set and monitored,
and reduction initiatives are undertaken
• two of: management policy in place, waste production is recorded, targets are set and monitored,
and reduction initiatives are undertaken
• one of: management policy in place, waste production is recorded, targets are set and monitored,
and reduction initiatives are undertaken
• none of: management policy in place, waste production is recorded, targets are set and monitored,
and reduction initiatives are undertaken
To what extent is there a travel and transport management plan for the building?
• all of: management policy in place, travel impact is recorded, targets are set and monitored, and
reduction initiatives are undertaken
• three of: management policy in place, travel impact is recorded, targets are set and monitored, and
reduction initiatives are undertaken
• two of: management policy in place, travel impact is recorded, targets are set and monitored, and
reduction initiatives are undertaken
• one of: management policy in place, travel impact is recorded, targets are set and monitored, and
reduction initiatives are undertaken
• none of: management policy in place, travel impact is recorded, targets are set and monitored, and
reduction initiatives are undertaken
IPD Environment Code
credits
10
7.5
5
2.5
0
10
7.5
5
2.5
0
10
7.5
5
2.5
0
10
7.5
5
2.5
0
Health-Check – MANAGEMENT
no.
question
HC7
To what extent is there a pollution and equipment management plan for the building?
• all of: management policy in place, pollution risks are recorded, targets are set and monitored, and
reduction initiatives are undertaken
• three of: management policy in place, pollution risks are recorded, targets are set and monitored, and
reduction initiatives are undertaken
• two of: management policy in place, pollution risks are recorded, targets are set and monitored, and
reduction initiatives are undertaken
• one of: management policy in place, pollution risks are recorded, targets are set and monitored, and
reduction initiatives are undertaken
• none of: management policy in place, pollution risks are recorded, targets are set and monitored, and
reduction initiatives are undertaken
HC8
credits
To what extent is there a health and well-being management plan for the building?
• all of: management policy in place, health issues are recorded, targets are set and monitored, and
improvement initiatives are undertaken
• three of: management policy in place, health issues are recorded, targets are set and monitored, and
improvement initiatives are undertaken
• two of: management policy in place, health issues are recorded, targets are set and monitored, and
improvement initiatives are undertaken
• one of: management policy in place, health issues are recorded, targets are set and monitored, and
improvement initiatives are undertaken
• none of: management policy in place, health issues are recorded, targets are set and monitored, and
improvement initiatives are undertaken
Maximum score for MANAGEMENT section
10
7.5
5
2.5
0
10
7.5
5
2.5
0
80
Measuring the Environmental Performance of Buildings
35
4 Environmental Health-Check
Health-Check – ENERGY
no.
question
HC9
What is the scope of the energy management plan for the building?
• all of: source reduction, energy efficiency, recycling and reuse, and sustainable sourcing
• three of: source reduction, energy efficiency, recycling and reuse, and sustainable sourcing
• two of: source reduction, energy efficiency, recycling and reuse, and sustainable sourcing
• one of: source reduction, energy efficiency, recycling and reuse, and sustainable sourcing
• none of: source reduction, energy efficiency, recycling and reuse, and sustainable sourcing
credits
10
7.5
5
2.5
0
HC10
What main type of indoor climate system used in the building?
• natural ventilation (e.g. heating + natural ventilation/mechanical extraction/Constant Air Volume (CAV)-system) 10
• comfort cooling (e.g. CAV-system with comfort cooling/2-pipe induction/2-pipe fan-coil)
5
• air conditioning (e.g. Variable Air Volume (VAV)/4-pipe induction/4-pipe fan-coil)
0
HC11
Do time settings for heating/cooling controls match seasons and occupancy hours?
• both seasons and occupancy hours
• either seasons or occupancy hours
• neither seasons nor occupancy hours
10
5
0
What main type of energy is used for the indoor climate system and to heat water?
• Renewable energy is used for both indoor climate system and to heat water
• Renewable energy is used for either indoor climate system and to heat water
• Non-renewable energy is used for both indoor climate system and to heat water
10
5
0
What proportion of non-renewable energy consumption is off-set?
• >80%
• 60-80%
• 40-60%
• 20-40%
• <20%
10
7.5
5
2.5
0
HC12
HC13
HC14
HC15
36
To
•
•
•
•
•
what extent are the main energy uses and/or tenants in the building sub-metered?
both electricity and fuels are metered at sub-building level
either electricity or fuels are metered at sub-building level, with the other at building level
both electricity and fuels are metered at building level
either electricity or fuels are metered at building level, with the other not metered
neither electricity nor fuels are metered at building level
When was the building services plant either installed or last renewed?
• <5 years ago
• 5-10 years ago
• 10-15 years ago
• 15-20 years ago
• >20 years ago
IPD Environment Code
10
7.5
5
2.5
0
10
7.5
5
2.5
0
Health-Check – ENERGY
no.
question
HC16
For which building services is there a regular maintenance plan in place?
• all of: heating/cooling, ventilation, lighting, and hot water
• three of: heating/cooling, ventilation, lighting, and hot water
• two of: heating/cooling, ventilation, lighting, and hot water
• one of: heating/cooling, ventilation, lighting, and hot water
• none of: heating/cooling, ventilation, lighting, and hot water
10
7.5
5
2.5
0
What is done with information on energy consumption?
• compared against target, reported internally and reported publicly
• compared against target and reported internally
• compared against target
• filed away
• N/A
10
7.5
5
2.5
0
What is the dominant type of glazing in the exterior façade?
• better than standard double glazing (e.g. G value of 0-0.3)
• standard double glazing (e.g. G value of 0.3-0.7)
• single glazing (e.g. G value of 0.7-1)
10
5
0
What is the dominant type of internal lamp in the building?
• fluorescent or LED
• halogen
• incandescent
10
5
0
Do time settings for lighting controls match occupancy hours?
• yes
• no
10
0
HC17
HC18
HC19
HC20
credits
120
Maximum score for ENERGY section
Health-Check – WATER
no.
question
HC21
What is the scope of the water management plan for the building?
all of: source reduction, avoid bottled water, recycling and reuse, and sustainable sourcing
three of: source reduction, avoid bottled water, recycling and reuse, and sustainable sourcing
two of: source reduction, avoid bottled water, recycling and reuse, and sustainable sourcing
one of: source reduction, avoid bottled water, recycling and reuse, and sustainable sourcing
none of: source reduction, avoid bottled water, recycling and reuse, and sustainable sourcing
10
7.5
5
2.5
0
To
•
•
•
•
•
20
15
10
5
0
HC22
credits
what extent does the building have water efficient fittings?
all of: toilets, taps, showers, and white goods
three of: toilets, taps, showers, and white goods
two of: toilets, taps, showers, and white goods
one of: toilets, taps, showers, and white goods
none of: toilets, taps, showers, and white goods
Measuring the Environmental Performance of Buildings
37
4 Environmental Health-Check
Health-Check – WATER
no.
question
HC23
Is there a regular maintenance plan in place for water systems?
• yes
• no
5
0
What is done with information on water usage?
• compared against target, reported internally and reported publicly
• compared against target and reported internally
• compared against target
• filed away
• NA
10
7.5
5
2.5
0
Maximum score for WATER section
45
HC24
credits
Health-Check – WASTE
no.
question
HC25
What is the scope of the waste management plan for the building?
• all of: source reduction, waste segregation, recycling and reuse, and sustainable sourcing
• three of: source reduction, waste segregation, recycling and reuse, and sustainable sourcing
• two of: source reduction, waste segregation, recycling and reuse, and sustainable sourcing
• one of: source reduction, waste segregation, recycling and reuse, and sustainable sourcing
• none of: source reduction, waste segregation, recycling and reuse, and sustainable sourcing
10
7.5
5
2.5
0
To
•
•
•
•
•
what extent is general waste separated in the building?
apart from general waste, all of: paper, plastic, metal, and glass
apart from general waste, three of: paper, plastic, metal, and glass
apart from general waste, two of: paper, plastic, metal, and glass
apart from general waste, one of: paper, plastic, metal, and glass
apart from general waste, none of: paper, plastic, metal, and glass
10
7.5
5
2.5
0
To
•
•
•
•
•
what extent is other waste separately collected in the building?
all of: cartridges, batteries, lamps, and biomass
three of: cartridges, batteries, lamps, and biomass
two of: cartridges, batteries, lamps, and biomass
one of: cartridges, batteries, lamps, and biomass
none of: cartridges, batteries, lamps, and biomass
10
7.5
5
2.5
0
HC26
HC27
HC28
38
To what extent is waste responsibly managed?
• all of: waste management complies with domestic legislation, waste is disposed of at listed facility,
waste carrier is known, a compliance check has been carried-out
• three of: waste management complies with domestic legislation, waste is disposed of at listed facility,
waste carrier is known, a compliance check has been carried-out
• two of: waste management complies with domestic legislation, waste is disposed of at listed facility,
waste carrier is known, a compliance check has been carried-out
• one of: waste management complies with domestic legislation, waste is disposed of at listed facility,
waste carrier is known, a compliance check has been carried-out
• none of: waste management complies with domestic legislation, waste is disposed of at listed facility,
waste carrier is known, a compliance check has been carried-out
IPD Environment Code
credits
10
7.5
5
2.5
0
Health-Check – WASTE
no.
question
credits
HC29
What is done with information on waste production usage?
• compared against target, reported internally and reported publicly
• compared against target and reported internally
• compared against target
• filed away
• NA
10
7.5
5
2.5
0
Maximum score for WASTE section
50
Health-Check – TRAVEL
no.
question
HC30
What is the scope of the travel and transport management plan for the building?
• all of: business travel, staff commuting, food miles, and off-setting
• three of: business travel, staff commuting, food miles, and off-setting
• two of: business travel, staff commuting, food miles, and off-setting
• one of: business travel, staff commuting, food miles, and off-setting
• none of: business travel, staff commuting, food miles, and off-setting
10
7.5
5
2.5
0
To
•
•
•
•
•
10
7.5
5
2.5
0
HC31
HC32
HC33
HC34
credits
what extent is there a ‘green travel’ plan for the building?
all of: public transport, cyclist facilities, alternative vehicles, and car pooling
three of: public transport, cyclist facilities, alternative vehicles, and car pooling
two of: public transport, cyclist facilities, alternative vehicles, and car pooling
one of: public transport, cyclist facilities, alternative vehicles, and car pooling
none of: public transport, cyclist facilities, alternative vehicles, and car pooling
What public transport facilities are availability?
• two of: bus, subway, rail facilities within 500m of the building
• one of: bus, subway, rail facilities within 500m of the building
• two of: bus, subway, rail facilities within 1km of the building
• one of: bus, subway, rail facilities within 1km of the building
• none of the above
10
7.5
5
2.5
0
What cyclist facilities are availability?
• cycle racks, changing rooms, shower facilities and drying area
• cycle racks, changing rooms and shower facilities
• cycle racks and changing rooms
• cycle racks
• none of the above
10
7.5
5
2.5
0
What alternative vehicle facilities are availability?
alternative fuel/hybrid vehicles, designated parking areas, refuelling stations and full service
alternative fuel/hybrid vehicles, designated parking areas and refuelling stations
alternative fuel/hybrid vehicles and designated parking areas
alternative fuel/hybrid vehicles
none of the above
10
7.5
5
2.5
0
Measuring the Environmental Performance of Buildings
39
4 Environmental Health-Check
Health-Check – TRAVEL
no.
question
credits
HC35
What car pooling facilities are available?
• car pooling programme and designated parking areas
• car pooling programme
• none of the above
5
2.5
0
Maximum score for TRAVEL section
55
Health-Check – POLLUTION
no.
question
HC36
What is the scope of the pollution and equipment management plan for the building?
• all of: equipment, products, leaks, and CFCs/HCFCs
• three of: equipment, products, leaks, and CFCs/HCFCs
• two of: equipment, products, leaks, and CFCs/HCFCs
• one of: equipment, products, leaks, and CFCs/HCFCs
• none of: equipment, products, leaks, and CFCs/HCFCs
10
7.5
5
2.5
0
To
•
•
•
•
•
what extent are pollutants from equipment extracted within the building?
all of: toilets, print-copiers, combustion appliances, and specialist equipment
three of: toilets, print-copiers, combustion appliances, and specialist equipment
two of: toilets, print-copiers, combustion appliances, and specialist equipment
one of: toilets, print-copiers, combustion appliances, and specialist equipment
none of: toilets, print-copiers, combustion appliances, and specialist equipment
10
7.5
5
2.5
0
To
•
•
•
•
•
what extent are sustainable products used within the building?
all of: cleaning products, catering products, stationery, and paper where possible
three of: cleaning products, catering products, stationery, and paper where possible
two of: cleaning products, catering products, stationery, and paper where possible
one of: cleaning products, catering products, stationery, and paper where possible
none of: cleaning products, catering products, stationery, and paper where possible
10
7.5
5
2.5
0
HC37
HC38
HC39
HC40
Does the building have operable leak detection systems?
• for both refrigerant leaks and water leaks
• for either refrigerant leaks or water leaks
• for neither refrigerant leaks nor water leaks
Is
•
•
•
10
5
0
there a plan in place to phase out CFC/HCFCs (if this has already been done or is N/A, score=10)?
for both CFCs (and other ozone-depleting agents) and HCFCs (and other refrigerants)
10
for either CFCs (and other ozone-depleting agents) or HCFCs (and other refrigerants)
5
for neither CFCs (and other ozone-depleting agents) nor HCFCs (and other refrigerants)
0
Maximum score for POLLUTION section
40
credits
IPD Environment Code
50
Health-Check – HEALTH
no.
question
HC41
What is the scope of the health and well-being management plan for the building?
• all of: health and safety, staff satisfaction, indoor climate, and productivity
• three of: health and safety, staff satisfaction, indoor climate, and productivity
• two of: health and safety, staff satisfaction, indoor climate, and productivity
• one of: health and safety, staff satisfaction, indoor climate, and productivity
• none of: health and safety, staff satisfaction, indoor climate, and productivity
10
7.5
5
2.5
0
How frequently are checks made to heating/cooling systems within the building?
• monthly
• quarterly
• bi-annually
• annually
• >annually/don’t know
10
7.5
5
2.5
0
How frequently are checks made to temperature within the building?
• continuously
• weekly
• monthly
• quarterly
• >quarterly/don’t know
10
7.5
5
2.5
0
How frequently are checks made to ventilation systems within the building?
• monthly
• quarterly
• bi-annually
• annually
• >annually/don’t know
10
7.5
5
2.5
0
How frequently are checks made to air quality within the building?
• daily (or continuously via building management system)
• weekly
• monthly
• quarterly
• >quarterly/don’t know
10
7.5
5
2.5
0
What percentage of workstations have access to daylight and an outside view?
• >80%
• 60-80%
• 40-60%
• 20-40%
• <20%
10
7.5
5
2.5
0
HC42
HC43
HC44
HC45
HC46
HC47
To
•
•
•
credits
what extent is there personal control over the indoor climate in their work area?
both over temperature and lighting
either over temperature or lighting
neither over temperature nor lighting
Measuring the Environmental Performance of Buildings
10
5
0
41
4 Environmental Health-Check
Health-Check – HEALTH
no.
question
HC48
How frequently are checks made to noise levels within the building?
• monthly
• quarterly
• bi-annually
• annually
• >annually/don’t know
10
7.5
5
2.5
0
How frequently is routine cleaning carried out?
• every day
• 3x per week
• 2x per week
• once a week
• <once week
10
7.5
5
2.5
0
How frequently are staff satisfaction exercises carried out?
• annually
• every 1-3 years
• >3 years or not at all
10
5
0
HC49
HC50
Maximum score for HEALTH section
42
IPD Environment Code
credits
100
5 Measuring environmental performance
In this chapter we aim to transform data into information
by defining environmental ratios that can be used for
benchmarking purposes. In addition, we recommend key
indicators for reporting purposes.
The key purpose of using the Code is to measure and
analyse the environmental performance of buildings. Once
the Code data (along with additional descriptive data) has
been assembled it will be possible to convert it into key
performance indicators (KPIs) such as ratios, scales and
rankings that help to:
• demonstrate the true level of environmental resources used
• track progress over time
• create performance-linked targets
• judge the environmental performance of the organisation
• make decisions about environmental priorities and actions
• support direct communication with the rest of the
organisation.
From strategy to metrics
The starting point for any performance analysis will be an
organisation’s corporate objectives. The Environmental
Management System (EMS) will identify both areas of
regulatory compliance and areas in which the organisation
believes that there is value in going ‘above and beyond’ the
minimum requirement. From these objectives appropriate
performance targets can be set. Progress against these
targets determines what we understand as ‘performance’.
Given the infancy of environmental performance
measurement, corporate objectives in this area are still being
developed and refined. However, the bulk of this chapter
details a range of measurement approaches and applications
that should be helpful across differing circumstances as well
as organisation types: from offices to retail and from
hospitals to universities.
5.1
Some key principles of environmental
performance measurement
Ideally, performance should be assessed for the whole
portfolio, with performance analysis produced down to
building level (although users may wish to focus on the most
important buildings, i.e. those accounting for the bulk of their
environmental impact).
Analysis should allow for individual countries to be clearly
identified, not least to satisfy the increasing levels of
compliance and other governance issues usually operated at
national level.
For manageability, organisations should avoid using too
many performance indicators. Indicators that are useful for
some organisations may not be useful for others. Choose
performance indicators that can be compared with national
standards and/or benchmarks. Performance indicators
should be capable of being tracked over time.
Use of denominators
Denominators (the bottom half of equations) can play a key
role in performance analysis, allowing organisations to link
environmental performance to the factors most critical to their
overall performance, or business. A range of different
denominators can be used to analyse environmental
performance. However, their use - for example in setting
targets and benchmarks - will depend on the type of property
being analysed and the use to which the indicator is being
put, such as an estate-wide analysis or building-level
analysis. Users of different types of property should consider
using denominators that are based on their core activities
(e.g. retail sales for a retailer, students for a university, or
patient numbers for a hospital).
The difference between metrics and outcomes
Some caution does need to be exercised in using metrics.
For example, examining ‘kWh energy per square metre’ may
be misleading if a higher environmental impact is produced
as a result. Take an organisation with 10 offices of 1,000m2
each with 600 kWh of energy consumption per m2. The total
energy consumption would therefore be:
10 offices x 1000m2 x 600 kWh per m2 = 6 million kWh total
energy consumption
However, were the organisation to optimise space use and
reduce the number of buildings from ten to nine, this could
have the effect of increasing consumption for the remaining
buildings (to, say, 625 kWh per m2) through more intensive
use. In this case, the total kWh consumed would be:
9 x 1000m2 x 625 kWh per m2 = 5.625 million kWh
(A total energy reduction across the estate of 6.25%, despite
the fact that kWh per m2 for individual buildings has risen by
4.2%).
Despite this point, the production of a performance figure
‘per m2’ can be essential to understand differences between
one building and another. Thus, it can be very helpful for
benchmarking either internally within an organisation or
Measuring the Environmental Performance of Buildings
43
5 Measuring environmental performance
externally with others. Analysis ‘per m2’ is also the basis for
many standards introduced by national governments, and
UNEP’s Common Carbon Metrics.
5.2
Key environmental performance indicators
While by no means exhaustive, this section sets out four
broad types of environmental performance indicator,
operating on a hierarchical basis:
• Strategic Indicators – set direction and are likely to be used
for board-level and external reporting
• Tactical Indicators – measure the impact of specific
decisions on higher-order outcomes
• Operational Indicators – help to understand the
performance of activities and processes
• Qualitative indicators - can be strategic, tactical or
operational and describe approaches and current practice
in relation to acknowledged ‘best practice’.
Care should be taken when choosing indicators to ensure
that the most important factors are being measured. Although
the following section includes a range of indicators for
consideration, users should ensure that the number of
indicators is limited since too many can cause confusion and
are difficult to communicate. In IPD’s opinion, the most
important of the indicators summarise ‘totals’; the total
environmental impact, the total use and total
renewable/recycled.
44
IPD Environment Code
Strategic Indicators
These will be the most important indicators for the typical
organisation, and are likely to be used for board level
reporting purposes or for external communications. The
indicators have been split into two categories: Environmental
Budget Indicators and Annual Change Indicators.
Environmental Budget Indicators
Property occupiers are advised to monitor their environmental
impacts in the same way as their financial budgets. We
therefore refer to environmental ‘budget’ indicators, which
represent the total carbon, energy, waste and water produced
by the organisation through its buildings. Evaluation of the
organisation’s performance should be made against the
corporate environmental budget, or target, for the year. For
example, a self-imposed energy budget for the portfolio of,
say, three million kWh in the year.
Annual Change Indicators
The change in the total impact for energy, water and waste
should also be recorded, since the main focus of
environmental efforts will be to reduce impacts, for example
by 5% or 10% each year.
Again, a warning needs to be given about the use of
percentage indicators for recycling or renewables since it is
possible for total environmental damage to increase for an
organisation while these indicators are apparently moving in
the right direction. For example, total non-recycled waste
could be increasing at the same time as the ‘% of waste
recycled’ is also increasing.
Strategic environmental indicators
Total budget
Annual change
Measures covered
Non-renewable energy
Total use of non-renewable
energy (kWh)
% annual change in
ron-renewable energy use
Total energy –
renewable energy
Renewable energy
Total use of renewable
energy (kWh)
% annual change in
renewable energy use
EA3, EA5, EA6, EA7,
EA9
Total energy
Total use of energy (kWh)
% annual change in total
energy use
EA1-EA7
CO2 equivalent
Total emissions (tones)
% annual change in CO2
emissions
EA8
Sourced water
Total use of sourced water
(m3)
% annual change in recycled/
harvested water use
EB1, EB2
Recycled/harvested water
Total use of recycled/
harvested water (m3)
% annual change in
sourced water use
EB3, EB4
Total water
Total use of water (m3)
% annual change in
water use
EB1-EB4
Non-recycled waste
Total mass (tonnes) of
non-recycled waste
% annual change in
non-recycled waste mass
EC1
Recycled/composted waste
Total mass (tonnes) of
recycled/composted waste
% annual change in recycled/
composted waste mass
EC2, EC3
Total waste
Total mass (tonnes) of
waste
% annual change in waste
mass
EC1-EC3
Measuring the Environmental Performance of Buildings
45
5 Measuring environmental performance
Tactical indicators
Property managers using the Code will be keen to influence
the strategic indicators set out above. To help do this,
strategic indicators can be put into the context of specific
building operations. The result is a set of more management
focused ‘tactical’ indicators whose purpose is to:
• control the strategic indicators
• drive operational performance improvements
• permit comparison against internal and external
benchmarks
• permit comparison against national or international
standards.
Tactical performance indicators
Measure
Main unit
/ m2
/ person
% of total other
Non-renewable energy
kWh
3
3
3
Operating hours
Renewable energy
kWh
3
3
3
Operating hours
Total energy*
kWh
3
3
Operating hours
CO2 equivalent emissions*
kgs/e
3
3
Operating hours
Sourced water
m3
3
3
3
Recycled/harvested water
m3
3
3
3
Total water
m3
3
3
Non-recycled waste
kgs
3
3
3
Recycled/composted waste
kgs
3
3
3
Total waste
kgs
3
3
* Aligned with UNEP Common Carbon Metrics: Energy Intensity and Carbon Intensity (/m2 and /FTE)
46
IPD Environment Code
As for environmental ratios, we recommend using Full Time
Equivalent (FTE) figures for numbers of personnel using the
building. Although expressing totals and per square metre
figures may be common practice, FTE figures provide a
richer and more business-relevant picture. Furthermore, it
gives management a clear incentive to move towards high
capacity utilisation. Investors may not be able to access this
information from their tenants initially, nor are they used to
working with such figures, but intensity and density measures
are essential in measuring environmental performance.
The number of personnel is calculated in terms of full-time
equivalents. Non-payroll staff, such as staff consultants,
contractors and other outsourced staff, is converted to fulltime equivalents on the following basis:
Operational indicators
As well as the tactical indicators above, users have the
opportunity to create a range of more detailed indicators from
any of the data items detailed within the code in order to help
track and control building or portfolio operation. These will
often utilise targets in order to effectively manage particular
aspects of the building or portfolio. Operational indicators will
usually be very specific to the individual organisation and
circumstances and will track changes over time or be
examined as totals if these have been set as targets. Thus,
an office building manager using gas to fuel a central boiler
might want to focus on:
• total annual gas use
• annual change in total gas use.
• Personnel working > 32 hours per week on a regular
basis = 1.0 FTE
Moreover, if occupiers wish to give further attention to these
indicators, the totals could be expressed as ratios, for
example:
• Personnel working 24-32 hours per week on a regular
basis = 0.8 FTE
• total gas use per person
• Personnel working 16-24 hours per week on a regular
basis = 0.6 FTE
• Personnel working 8-16 hours per week on a regular
basis = 0.4 FTE
• Personnel working < 8 hours per week on a regular
basis = 0.2 FTE
The number of square metres within the building can be
expressed as Net Internal Area (NIA is the usable area
within a building measured to the internal face of the
perimeter walls at each floor level) or following the IPD
Space Code, as Usable Floor Area (UFA is the floor area
corresponding to the support of all organisational
processes).
• annual change in total gas use per person
• total gas use per m2
• annual change in total gas use per m2
• total gas use per core operating hour
• annual change in total gas use per operating hour.
This list is long enough to act as a warning to building
managers to avoid too many indicators, even though any one
of these could be justified in specific circumstances.
Qualitative indicators
As well as the quantitative measures outlined above, users of
the Environment Code are able to analyse their portfolio
against the qualitative measures in the Environmental ‘HealthCheck’. Users are advised to score themselves every year
and to rate their estate, countries and buildings for the scores
achieved for given proportions of their buildings, floor space
or rental value.
In addition, the analysis could be more question-specific with
users measuring, for instance, the percentage of buildings or
floor space that:
• have cycle parking facilities
• are within 1 km of a public transport station
• have a travel plan
• use HCFCs.
Measuring the Environmental Performance of Buildings
47
5 Measuring environmental performance
5.3
Benchmarking performance
With a robust dataset for an organisation’s buildings in place,
benchmarking can be used to compare its performance
against an appropriate peer group of similar occupiers. Great
care should be taken in using benchmark information in the
arena of environmental performance. There is likely to be
significant room for improvement even amongst the ‘best’
corporate and public sector organisations. That said it is still
extremely helpful to know whether other key players in the
market place are making progress at a slower or faster pace
than your own organisation.
When benchmarking across climatic zones, or looking at
year-on-year performance, it will be useful to understand
degree days. Degree days give an indication of the heating
or cooling costs of a climate controlled buildings (higher
degree day figures will typically be associated with higher
energy costs).
48
IPD Environment Code
IPD’s Eco-ledger service provides an Environment Codecompliant tool with which to measure and benchmark the
performance of property portfolios against an annually
updated dataset of buildings.
Importantly Eco-ledger allows property managers to review
environmental measures of performance against other
metrics. For example, the impact of space densification on
energy consumption can be monitored by plotting both
metrics simultaneously.
For more information about Eco-ledger go to
www.ipd.com/ecoledger.
Measuring the Environmental Performance of Buildings
49
5 Measuring environmental performance
5.4
Bringing together building owners and
tenants
It is important to measure the total environmental impact of
buildings and the Environment Code is directly relevant to
building owners, managers and tenants who wish to
collaborate to ensure that their buildings perform in totality not just the areas for which they are responsible. The Code
can help support this end by enabling a coordinated
approach to the allocation of responsibilities and control.
These will vary from country to country but the following
broad principles emerge, in our opinion:
Type of responsibility
Building owner
Building tenant
Control
Commonly supplied services to tenants
through air-conditioning, management of
WC’s, reception, site management etc.
Specification and design in order to control the
environmental impact in use
Environmental impact of
building construction
Own direct consumption and environmental
impact
Choice of building in terms of its environmental
performance
Influence
Supporting tenants to minimise
environmental impacts
Supporting the building owner to minimise
environmental impacts (and costs)
All of the data items set out in the Code are capable of being
analysed by owners. At the minimum, they need to be able to
produce environmental data for the areas of activity they
control. The analytical denominator used by building owners
should typically be the floor space (m2) of the building, as
they are unlikely to have access to tenant-specific data (e.g.
people). They are also likely to be outside the scope of owner
control. This is likely to mean usable (rentable) area, as this
information is known to tenants, but total (gross) internal area
may also sometimes be appropriate as many of an owner’s
cost impacts will be linked to the entire area of the building
rather than just the lettable part.
50
IPD Environment Code
6 Worked Example
The example in this section is based the main office building
of a medium size PR consultancy in the United Kingdom. As
stated previously, the total usable area (net lettable) for the
building is 4,390 m2, comprises 400 workstations and
accommodates 390 FTE staff. Benchmark figures quoted are
based on the Environment Code’s categorisation of
environmental impacts and are derived from the 2010 IPD
Occupiers Database. For more details on the emission
factors used, please consult Appendix D - Calculating CO2
Equivalents.
6.1
Environmental measures
The example office uses predominantly mains electricity,
although some is zero-rated. Additional electricity is provided
by photovoltaic panels. Heating is provided by a natural gas
boiler, with a back-up oil-powered generator. All water is
sourced. Around 18% of general waste is recycled
(predominantly paper and card) with the rest sent to landfill.
Worked example: core environmental metrics
Measure
Total
/ m2
/ person
% of total
Non-renewable energy
1,208 mWh
275 kWh
3,096 kWh
87%
Renewable energy
196 mWh
45 kWh
503 kWh
13%
Total energy*
1,485 mWh
338 kWh
3,808 kWh
CO2 equivalent emissions*
465 tonnes
106 kgs
1,191 kgs
Sourced water
2,610 m3
0.59 m3
6.7 m3
100%
Recycled/harvested water
-
-
-
-
Total water
2,610 m3
0.59 m3
6.7 m3
Non-recycled waste
51 tonnes
11.5 kgs
129.6 kgs
82%
Recycled/composted waste
11 tonnes
2.5 kgs
28.4 kgs
18%
Total waste
62 tonnes
14.0 kgs
158.0 kgs
6.2
Health-Check
The building scores four stars (‘very good’), with reasonable
scoring in most areas. However, scores for water, waste and
pollution management are below par. The lack of proper
management plans in place for travel and pollution also
reduce the overall score for management. This identifies
areas that the building manager can develop going forward
in order to improve environmental performance outcomes.
Measuring the Environmental Performance of Buildings
51
6 Worked Example
Health-Check - MANAGEMENT
HC1
HC2
HC3
HC4
HC5
HC6
HC7
HC8
credits
Is there a formal EMS (e.g. ISO 14001) in place that covers environmental management?
Is there an annual sustainability report with property related environmental impacts?
To what extent is there an energy management plan for the building?
To what extent is there a water management plan for the building?
To what extent is there a waste management plan for the building?
To what extent is there a travel and transport management plan for the building?
To what extent is there a pollution and equipment management plan for the building?
To what extent is there a health and well-being management plan for the building?
10
10
7.5
5
7.5
2.5
2.5
5
Total score for MANAGEMENT section (out of 80)
50
IPD-HC sub-rating: J J J
Health-Check - ENERGY
HC9
HC10
HC11
HC12
HC13
HC14
HC15
HC16
HC17
HC18
HC19
HC20
credits
What is the scope of the energy management plan for the building?
What is the main type of indoor climate system used in the building?
Do time settings for heating/cooling controls match occupancy hours?
What main type of energy is used for the indoor climate system and to heat water?
What proportion of non-renewable energy consumption is off-set?
To what extent are the main energy uses and/or tenants in the building sub-metered?
When was the building services plant either installed or last renewed?
For what building services is there a regular maintenance plan in place?
What is done with information on energy consumption?
What is the dominant type of glazing in the exterior façade?
What is the dominant type of internal lamps in the building?
Do time settings for lighting controls match occupancy hours?
7.5
5
10
7.5
0
2.5
5
10
7.5
5
10
10
Total score for ENERGY section (out of 120)
80
IPD-HC sub-rating: J J J J
Health-Check - WATER
HC21
HC22
HC23
HC24
What is the scope of the water management plan for the building?
To what extent does the building have water efficient fittings?
Is there a regular maintenance plan in place for water systems?
What is done with information on water usage?
2.5
10
5
7.5
Total score for WATER section (out of 45)
25
IPD-HC sub-rating: J J J
52
credits
IPD Environment Code
Health-Check - WASTE
HC25
HC26
HC27
HC28
HC29
credits
What is the scope of the waste management plan for the building?
To what extent is general waste separated in the building?
To what extend is other waste separately collected in the building?
To what extent is waste responsibly managed?
What is done with information on waste production usage?
Total score for WASTE section (out of 50)
7.5
2.5
2.5
2.5
7.5
22.5
IPD-HC sub-rating: J J
Health-Check - TRAVEL
HC30
HC31
HC32
HC33
HC34
HC35
credits
What is the scope of the travel and transport management plan for the building?
To what extent is there a ‘green travel’ plan for the building?
What public transport facilities are available?
What cyclist facilities are available?
What alternative vehicle facilities are available?
What car pooling facilities are available?
Total score for TRAVEL section (out of 55)
5
7.5
7.5
10
5
2.5
37.5
IPD-HC sub-rating: J J J J
Health-Check - POLLUTION
HC36
HC37
HC38
HC39
HC40
credits
What is the scope of the pollution and equipment management plan for the building?
To what extent are pollutants from equipment extracted within the building?
To what extent are sustainable products used within the building?
Does the building have operable leak detection systems?
Is there a plan in place to phase out CFC/HCFCs?
Total score for POLLUTION section (out of 50)
5
5
2.5
5
10
27.5
IPD-HC sub-rating: J J J
Measuring the Environmental Performance of Buildings
53
6 Worked Example
Health-Check - HEALTH
HC41
HC42
HC43
HC44
HC45
HC46
HC47
HC48
HC49
HC50
credits
What is the scope of the health and well-being management plan for the building?
How frequently are checks made to heating/cooling systems within the building?
How frequently are checks made to temperature within the building?
How frequently are checks made to ventilation systems within the building?
How frequently are checks made to air quality within the building?
What percentage of workstations have access to daylight and an outside view?
To what extent is there personal control over the indoor climate in their work area?
How frequently are checks made to noise levels within the building?
How frequently is routine cleaning carried out?
How frequently are staff satisfaction exercises carried out?
7.5
7.5
10
7.5
5
10
5
10
10
10
Total score for HEALTH section (out of 100)
82.5
IPD-HC sub-rating: J J J J J
Total score for IPD HEALTH-CHECK (out of 500)
325
IPD-HC sub-rating: J J J J
6.3
Benchmarking comparative performance
Carbon indicators
Looking at the key ratios, it is instantly clear that CO2
emissions for the PR consultancy are 21% lower per FTE
compared with other media companies. As for CO2 emissions
per m2, however, the PR consultancy emits 7% more
compared with the benchmark due to higher occupancy
density. Looking at targets, the PR consultancy
aims to reduce total CO2 emissions by almost 14% through
further renewable energy sourcing. The proportionally higher
reduction target for CO2 emissions per FTE can be explained
by an anticipated increase in employees from 390 FTE to 420
FTE.
Key Carbon Indicators
Measure
Total CO2 emissions (tonne)
CO2 emissions per FTE (kgs/e)
2
CO2 emissions per m (kgs/e)
54
IPD Environment Code
Current
figure
Sector
benchmark
Difference
from
benchmark
Prospective
target
Difference
from
target
465
NA
NA
400
14%
1,191
1,439
21%
952
20%
106
99
-7%
91
14%
Energy, water and waste indicators
Looking at the primary environmental ratios, it becomes
apparent that energy consumption for the PR consultancy is
only 15% lower per FTE compared with the benchmark. The
higher difference in CO2 emissions per FTE can be explained
by a different sourcing regime (the PR consultancy sources
about 25% of total electricity from renewable sources,
whereas others source about 20% from renewable sources).
Furthermore, the PR consultancy uses 15% less water and
produces 26% less waste compared to the benchmark.
As for targets, the PR consultancy aims to reduce total
energy consumption by almost 10%, water usage by almost
20% and waste production by almost 3%. Energy
consumption targets are to be achieved by reducing
occupancy hours from 16 to 14 hours per day, water usage
targets are to be achieved by installing additional water
efficient fittings, and waste production targets are to be
achieved by standardising double-sided printing.
Key Environmental Indicators
Primary environmental ratios
Current
figure
Sector
benchmark
Difference
from
benchmark
Prospective
target
Difference
from
target
Total energy consumption (mWh)
1,485
NA
NA
1,350
9%
Energy consumption per FTE (kWh)
3,808
4,382
-15%
3,200
16%
338
300
11%
300
11%
2,610
NA
NA
2,100
20%
Water usage per FTE (litres)
6.69
7.72
-15%
5,000
25%
Water usage per m2 (litres)
0.60
0.53
11%
0.48
20%
Total waste production (tonne)
61.62
NA
NA
60.00
3%
Waste production per FTE (kg)
158.00
199.61
26%
142.86
10%
14.04
13.68
-3%
13.67
3%
Energy consumption per m2 (kWh)
Total water usage (m3)
Waste production per m (kg)
2
Measuring the Environmental Performance of Buildings
55
7 Applying the Code
In this chapter we take the leap from theory to practice by
explaining how one can apply the IPD Environment Code
in everyday practice. To guarantee accurate comparisons
between organisations and/or buildings, contextual data
needs to be collected as well as environmental data.
7.1
7.2
Case studies
The Environment Code has been utilised widely across
Europe since its launch. Users of the code requested real life
examples of how the code has been applied. Below four
case studies highlight how the IPD Environment Code has
benefited various organisations.
Assessing performance
The key purpose of using the IPD Environment Code is to
measure, analyse and report energy consumption, water
usage and waste production and subsequent environmental
impacts of buildings and/or portfolios. Once environmental
data, along with contextual data, has been assembled it will
be possible to convert it into space ratios that will help to:
• gain clarity on environmental impacts of the buildings we
use and occupy and invest in
• create environmental performance targets and track
progress over time
• support effective decision-making on resource usage and
waste production
• accurately and confidently communicate environmental
improvements
• enable environmental benchmarking against other
organisations.
With a robust dataset for a building and/or a portfolio in
place, benchmarking can be used to compare environmental
performance with an appropriate peer group of similar
occupier organisations and/or with other buildings within a
portfolio. Based on the outcome of this comparison exercise,
one can identify low performance buildings, set realistic
environmental performance targets and ultimately make
informed decisions.
UK Government
The UK Government has targeted a simultaneous reduction
in the size, cost and carbon footprint of the civil estate while
managing the impact on organisational effectiveness. With
public sector property managers needing to reduce their
estate costs by occupying offices more intensively and,
where appropriate, disposing of surplus buildings three interrelated questions have arisen:
• What environmental impact might be expected or need to
be considered as users of office space across the public
sector are encouraged to use space more intensively?
• Will the future office estate generate less carbon as a result
of a reduced floor area?
• To what extent do increases in office density affect CO2 per
square metre and per FTE?
In 2010 the Government published its report1 on occupancy
density, energy consumption and carbon emissions in central
government offices using data from its Property
Benchmarking Service. IPD Global Estate Measurement
Standards (GEMS) were used in the definition of data and
metrics.
Research findings
The findings revealed statistical relationships of varying
significance between FTE staff density and energy use
including carbon emissions. The results depended on
whether the effects were measured in terms of energy and
carbon per FTE or per square metre of floor area.
In a sample of 273 central government offices (reported for
years 2008 and 2009), energy consumption as measured per
FTE showed significant correlation with the average amount
of office space per FTE. This was almost independent of
indoor climate (HVAC), operating hours, building age or
building tenure. Some 73% of the variance in energy
consumption per FTE was explained by FTE density alone.
Similarly, CO2 emissions per FTE were found to be strongly
and significantly related to office space per FTE with 61% of
the variance in CO2 emissions per FTE explained by FTE
density. Less space per FTE in air-conditioned buildings,
56
IPD Environment Code
1 Report produced by IPD/BRE for the Government Property Unit and
CESP, Efficiency and Reform Group
5
12
4
tonnes CO2 per FTE
mWh per FTE
15
9
6
2
1
3
0
3
0
0
10
20
30
40
50
0
10
20
30
40
50
2
m per FTE
2
m per FTE
Occupancy density, energy consumption and CO2 emissions
newer buildings and buildings with extended working hours
were associated with significantly lower energy and carbon
per FTE.
Extrapolating the results suggested that a 10% increase in
the number of FTE per square metre would produce less
than a 1% increase in carbon per square metre of office
space, although the percentage is greater for offices with
comfort cooling and older air-conditioning. Given the
complexities of building HVAC design, operation and
management and the context dependency of energy
consumption for individual buildings this result should be
treated with some caution and not be seen as a general rule
of thumb.
A change in the amount of space per FTE was found to be
significantly and positively correlated with a change in energy
(kWh) and also in CO2 per FTE but the same change in
space per FTE was only weakly correlated with a change in
energy (kWh) and also in CO2 per square metre.
This suggests that in these Government office samples and
with typical FTE densities reported of 16.3 sqm NIA:
• Building construction along with the design, operation and
management of the environmental services (heating,
cooling, ventilation, lighting and hot-water) may be the
more dominant drivers of energy loads than the operational
activities of the people accommodated. Of course this
balance can change as building use intensifies and IT and
equipment electrical loads increase.
• By responsibly increasing the density of staff (FTEs)
towards the Government mandate of 10sqm NIA per
person and by following good practice design and spaceplanning a given building could, other things being equal,
play a key part in helping to reduce the Government's
energy and carbon footprint.
However, it is still early days in the search for links between
building occupancy and energy consumption and further
work needs to be done before general conclusions can be
drawn.
Next steps
The results emerged from a high level statistical analysis of
data. More technical detail will be required to better
understand how building occupancy and energy
consumption including carbon emissions may be interrelated
in real time. For example, while it is known that flexible
working in time and location creates daily changes in building
occupancy rates, office environmental services tend to be
slow in responding and therein lies an opportunity for the
reduction of waste and better control of energy management.
Also key is that reported numbers of FTE staff is not a
precise predictor of actual numbers of people present within
a particular building at any given time. A reliable and
responsive method of monitoring real time occupancy is
urgently needed to better correlate with energy data. The next
step is to look in detail at case studies of individual
Government offices to better understand how energy is being
used, before identifying the effects of higher density on
energy use and carbon emissions.
Measuring the Environmental Performance of Buildings
57
7 Applying the Code
Reliance FM
Reliance Facilities Management Limited (RFM) provides
managed property service solutions to public, private and
third sector organisations through a continuous programme
of improvement, innovation and service excellence.
RFM use ISO 14001 to measure and manage environmental
performance. As a first step all facility managers were asked
to complete the IPD Environmental Health Check online. RFM
use the IPD Health Check to:
• assess and grade the performance of individual sites on
behalf of the customer;
• to put forward initiatives that demonstrate environmental
improvement and an increase in efficiency (and thereby get
a higher score on the Health Check).
The code also sets out an easy format for reporting utilities
figures (energy, water), which is used via an online system.
By collecting information in the code format RFM's customers
are able to capture and report data for the Carbon Reduction
Commitment scheme.
RFM have found a number of benefits from using the code:
• ease and functionality - the code is written in an accessible
format that can be read and understood by a typical
office/facilities manager and does not require specialist
interpretation
• greater awareness amongst managers about the
performance of their particular properties
• better understanding of where improvements can be found
in performance and cost efficiencies
• a good marketing tool demonstrating progress and how a
particular site performs against its peers.
58
IPD Environment Code
Targets are generally derived at site level from customer
demands, local specifics, as well as impact assessments.
Significant site characteristics and their associated
environmental impacts are then addressed via documented
programmes. Performance against targets is then tracked
using quality logs and site monthly reporting to head office. In
addition to this, annual targets are set by senior management
as part of a management review process. As time goes on
environmental performance of each contract will be tracked in
real time and RFM intend to use the Health Check as one of
the data feeds for each site evaluation, and for national
benchmarking between sites.
The Code provides the vehicle to address environmental
issues in a constructive manner that is consistent across the
board and fulfils the requirements of most reporting
standards. RFM managers have found the code to be
accessible, providing them with the appropriate leverage to
initiate projects and provide feedback to our customers on
progress.
8 Improving performance
8.1
Environmental performance management
In this chapter we describe various ways that can help in
reducing energy consumption, water usage and waste
production by referring back to some of the most important
environmental objectives as set out in Chapter 1.
Environmental management, like all performance
management requires a systematic process, typically PLAN DO - CHECK - ACT, to be integrated into management
processes. This will typically be embedded within the
Environmental Management System (EMS). Fundamental to
environmental efficiency and the reduction of environmental
impacts is the Reduce/Re-Use/Re-cycle hierarchy. Ideally
solutions to reduce consumption needs will be tackled first,
as these are the most effective means of reducing impacts
and typically have no additional side-effects. Below these are
re-use of existing materials, and re-cycling of materials. As
we move down the hierarchy the environmental benefits will
typically diminish, as additional costs or impacts are incurred
in order to re-use materials. The table below provides some
examples.
Approach
Performance improvement
Reduce
Reducing drivers of environmental impacts through reduction in consumption (e.g. space
rationalisation, reducing building operating hours, digital filing).
Re-use
Re-furbishing or re-using existing materials in order to reduce the need for new materials (e.g.
office furniture). Also encompasses energy or heat/cool recovery.
Re-cycle
Re-using materials through a process of either ‘up-cycling’ (material stays at the same quality
level) or ‘down-cycling’ (material has to be re-used as a lower quality material due to
contamination).Effective up-cycling often requires the material's next life to be considered during
design and production.
8.2
Reducing impacts
Armed with knowledge of a portfolio's environmental
performance, managers can then take effective action to
make improvements. The table below summarises some
potential drivers of environmental performance across the
Code.
Category
Performance Drivers
EA energy
One of the biggest drivers of energy consumption (and CO2 emissions) for an organisation is the
amount of space that is held. And although much of the activity surrounding reductions in carbon
will, quite rightly, be based on the drivers set out below, one the most significant contributions that
many organisations can make to reduce CO2 emissions is to substantially reduce the amount of
space that they use, most likely by managing it more effectively.
Measuring the Environmental Performance of Buildings
59
8 Improving performance
Category
Performance Drivers
Lighting
Energy efficient lighting should radically reduce energy consumption and reduce costs
significantly.
For example:
• Reductions of up to 25% energy consumption may be achieved through installation of new
high frequency ballasts and fluorescent lighting with triphosphor coating.
• Size of fluorescent bulb impacts on energy consumption - 26mm diameter tubes use 10%
less energy than 38mm and are less expensive to purchase.
• Regular cleaning of rooflights and shades ensures maximum natural light is coming through
and reduces need for artificial lighting.
• Avoid standard light bulbs which give off more heat than light, and use more than 75% more
energy than standard fluorescent bulbs.
• Introduce task lighting where possible. This is where the working area is lit to a higher level
with the background areas at a lower level of light, ultimately saving on light use as well as
reducing glare.
• Install more switches and zoning to allow individual control over lights, as opposed to banks
of lights.
• Label switches to aid control.
• Consider automatic lighting control - photoelectrical control and passive infrared sensors to
insure lights only switch on when occupants are present or when daylight fails to provide
necessary luminance.
• Exterior lighting need only operate during hours of darkness and even then not necessarily
for the entire period. Timer controls could be installed to keep to a minimum.
• Lighting left on when property not in use is a key driver in wasting energy. Checks need to
be made and staff educated.
Equipment
Office equipment accounts for up to 20% of a typical energy bill, half of which comes from PCs
and monitors. Within an air-conditioned office the energy used to remove the heat generated by
office equipment may amount to 50% as much as is required to run the equipment in the first
place.
• Equipment should switch to low power energy saving modes or autosleep after a set space
of time.
• Equipment is often installed with this function but it needs to be activated.
• Electrical equipment is now often rated for its energy efficiency and correct management.
Central databases and servers can reduce the energy use of an office or building.
• A 75% reduction in energy can be achieved by switching computers off at night and
weekends, and by switching off laser printers. Seven-day timer switches can be used to do
this automatically.
• 90% reductions can be achieved if monitors are switched off when not in use and standby
options are activated.
• Photocopiers are responsible for significant heat gains and so locating these outside of air
conditioned areas will minimise the workload on the a/c system.
• Limit photocopying to batches to allow longer periods where the equipment can remain in
sleep modes.
• Set cold water coolers and vending machines on timers to switch off over evenings and
weekends.
60
IPD Environment Code
Category
Performance Drivers
Heating and cooling
Most commercial buildings will require heating at some point during the year and in many countries
for the whole year round. It is one of the principal components of energy consumption within offices,
so an efficient heating system can provide large reductions in energy use and financial benefit heating costs rise by 8% for every one degree Celsius of overheating. Heating areas that do not
require heating to the same temperature and poor control systems lead to wasted energy.
Reduction of heat loss also saves on energy.
Heat usage
• Regular servicing of boilers - heating costs can increase by 30% or more if a boiler is poorly
maintained.
• Ensure heating and air-conditioning units are not operating in the same place or at the same
time to avoid two systems working against each other. Similarly, do not open windows and
run a/c units simultaneously.
• Just as overheating is wasteful, insure overcooling is avoided by adjusting the cooling set
point no lower than 3°C below the ambient temperature.
• Air conditioning systems can be used all year round to maintain the internal climate of a
building. Using efficient cooling units such as 'evaporative cooling' can significantly reduce
the overall energy consumption of a building. Evaporative cooling has only 15% of the
carbon impact of conventional refrigeration-based air conditioning and the coolers do not
use potentially harmful refrigerants.
• Equipment is increasingly able to withstand warmer temperatures so the need to continually
chill communication rooms to set levels of, for example, 18°C could be reviewed.
• Installation of decentralised water heaters where small quantities of hot water are required
away from main boiler. This would allow main boiler to be switched off during the summer
months and save up to 90% of energy used through minimising losses and inefficient
generation.
• Insulate hot water tanks and pipework to avoid high standing losses.
• Direct-fired hot water tanks are more efficient than boiler systems as the water is heated
directly, with potential savings as great as 50%.
• Heat loss from a modern boiler may represent only 1.5% of its output at full load, but will
increase to 6% it is operating at only 25% load, so it is important to insure proper insulation.
• Monitoring of boiler combustion efficiencies and setting efficiency targets for service
contractors will insure combustion is as energy efficient as possible.
• Heat the building in zones, areas of greater activity require less heating, as do corridors and
store rooms.
Controls
• Ensure correct setting of thermostats at 20°C during working hours. At night set-back
temperature of 10°C is usually sufficient.
• To enable local control, install thermostatic radiator valves and ensure that users are
instructed on correct use.
• Make sure thermostats are out of direct sunlight, draughts and away from heat sources so
that they function accurately.
• Use seven-day timers to control heating so that time setting matches occupancy and
requirements, and during regularly unoccupied periods the heating may be switched off
• Extractor fans - these extract warm air and waste energy. Fit time switches or occupancy
detectors.
• Do not set local air conditioning units to their lowest temperature as this wastes energy and
does not cool the area more quickly.
Measuring the Environmental Performance of Buildings
61
8 Improving performance
Category
Performance Drivers
Minimising heat loss
• Lower thermostat rather than opening windows to reduce heat loss.
• Produce educational material to increase staff awareness.
• Install time controls at hot water points and immersion heaters.
• Fit draught strips and seal windows and doors that are not used.
• Heat pump systems and the use of CHP (Combined Heat and Power) systems can increase
efficiency and reduce energy usage.
EB water
Increasing staff and/or user awareness of water issues and encouraging more careful use.
EB1 mains water use
• The presence of water saving devices - sensor taps, push taps, aerating taps and low flow
shower heads can reduce the amount of water consumed.
• Restrict the flow capacity through taps, limiting the flow of water and reducing consumption.
• Fitting of urinal flush controls limits the flushing from the traditional continually flushing cisterns
• Installation of waterless urinals cuts water significantly.
• Use low flush WCs.
EB3 harvested water
EB4 recycled water
• Greywater/rainwater harvesting systems save mains water by collecting used water and
rainwater for use in non-drinking functions such as flushing toilets. They do however often
require expensive filtration systems and maintenance.
• Use of water butts to collect rainwater for watering landscaped areas saves on mains water use.
EC waste
• Increasing staff and/or user awareness of waste issues.
EC1 non-recycled
waste
• Reduction of number of waste bins per person.
• Consider effective use of stationery. Use scrap paper, re-use envelopes, use both sides of
paper.
• Try to avoid purchasing excessively packaged goods.
EC2 recycled waste
• Presence of bins for segregation of paper, card, plastics, bottles etc.
• Appoint a waste champion to engage staff and motivate office action.
• Feed back information relating to what happens to waste to occupants to keep users informed
of progress.
• Ensure local suppliers are able to offer waste recycling facilities.
• Avoid disposable mugs, plates and cutlery and replace with washable crockery.
• Arrange central collection of composting food by local authority / supplier.
• Check with suppliers to see if products can be delivered in larger, fewer cartons.
Sustainable materials
• Try to maximise the use of recycled materials, both in the building structure and during its day-today use. Creating markets for recycled materials is as important as recycling waste materials.
500
62
IPD Environment Code
References
Ackoff, R.L. (1989), From Data to Wisdom, in: Journal of
Applied Systems Analysis, vol. 16, pp. 3-9.
IPD (2009), IPD Cost Code - Measuring the Cost Performance
of Buildings, London: IPD Occupiers.
BCO (2005), Best Practice in the Specification of Offices,
London: BCO.
IPD (2008), IPD Space Code - Measuring the Space
Performance of Buildings. London: IPD Occupiers.
BRE (2006), BREEAM Questionnaire, London: BRE.
USGBC (2008), LEED Questionnaire, New York: USGBC.
BRE (2009), BREEAM In-Use Questionnaire, London: BRE.
USGBC (2009), LEED-EB Questionnaire, New York: USGBC.
Brundtland Commission, UN World Commission on
Environment and Development (1987), Our common future,
Oxford: Oxford University Press.
Levin, H. (1997), Systematic evaluation and assessment of
building environmental performance, at: International
Conference on Buildings and the Environment, Paris, June 310.
Business in the Community (2009), Environment Index 2009
Report: Benchmarking Corporate Environmental Engagement,
London: Business in the Community.
Business in the Community (2006), Looking Back, Moving
Forward: building the business case for environmental
improvement, London: Business in the Community.
CABE (2007), Sustainable Design, Climate Change and the
Built Environment, London: CABE.
Carbon Trust (2006), Carbon Footprints in the Supply Chain,
London: Carbon Trust
CBI (2000), Global Social Responsibility: Is the business of
business just business?, London: CBI.
DEFRA (2000), Guidelines for Company Reporting on Waste,
London: DEFRA.
DEFRA (2006), Water Efficiency in New Buildings consultation document, London: DEFRA.
United Nations Environment Programme (2007), Buildings
and Climate Change: Status, Challenges and Opportunities,
Global: United Nations.
Saunders, T (2008), A discussion document comparing
international environmental assessment methods for
buildings, London: BRE
Van Ree, H.J. (2001), Towards a productive work environment,
Delft: Delft University of Technology.
Van Ree, H.J. (2002), The added value of office
accommodation to organisational performance, in:
International Journal of Productivity and Performance
Management, vol. 51, no. 7, pp. 357-363.
Van Ree, H.J., and J.J. van Meel (2007), Sustainable Briefing
for Sustainable Buildings, at: CIB World Building Conference,
Cape Town, 14-18 May 2007.
DEFRA (2007), Guidelines to GHG Conversion Factors for
Company Reporting, London: DEFRA.
Edwards, D.J., P.T. Harris, and G.D. Holt (1996), The
greenhouse effect - impact upon and the role to be played by
construction, in: Building Research and Information, vol. 24,
no. 2, pp. 97-103.
Global Reporting Initiative (2006), Environmental Indicator
Protocols
GBCA (2009), GREEN STAR Questionnaire, Sydney: GBCA.
Measuring the Environmental Performance of Buildings
63
Appendix A – Unit Conversion Tables
In this appendix we provide a table with calorific values of
common fuel types as well as an overview of unit conversion
tables for common units of energy, volume, mass and
lengths. If this appendix does not provide the conversions
you are looking for, a more complete list of conversions can
be found at: www.onlineconversions.com
Non-renewable fuels
Calorific value
Renewable fuels
Calorific value
1 m3 natural gas
1 litre LPG
1 litre ethanol
11.02 kWh
6.98 kWh
6.50 kWh
1 m3 biogas
1 m3 biomethane
1 litre bioethanol
8.02 kWh
9.89 kWh
5.91 kWh
1 litre gas oil
1 litre diesel
1 litre gasoline
10.41 kWh
10.02 kWh
9.12 kWh
1 litre vegetable oil
1 litre biodiesel
9.53 kWh
9.20 kWh
8.05 kWh
7.10 kWh
8.24 kWh
1 kg wood pellets
4.62 kWh
1 kg domestic coal
1 kg industrial coal
1 kg anthracite
Calorific values for common fuel types
from-to . multiply by
Gigajoule (GJ)
Kilowatthour (kWh)
Therm (therm)
Tonne oil equivalent (toe)
Kilocalorie (kcal)
GJ
kWh
therm
toe
kcal
1
0.0036
0.10551
41.868
0.000004186
277.78
1
29.307
11,630
0.0011627
9.47817
0.03412
1
396.83
0.000039674
0.02388
0.00009
0.00252
1
0.000000100
238,903
860.05
25,206
10,002,389
1
l
m3
cu ft
imp. gal.
US gal.
1
1000
28.317
4.5461
3.7854
0.001
1
0.02832
0.00455
0.0037854
0.03531
35.315
1
0.16054
0.13368
0.21997
219.97
6.2288
1
0.83267
0.26417
264.17
7.48052
1.20095
1
kg
tonne
ton (UK)
ton (US)
lb
1
1000
1016.04642
907.18
0.45359
0.001
1
1.01605
0.90718
0.00045359
0.00098
0.98421
1
0.89286
0.00044643
0.00110
1.10231
1.12000
1
0.00050
2.20462
2204.62368
2240
2000
1
Calorific values for common units of energy
from-to û multiply by
Litres (l)
Cubic metres (m3)
Cubic feet (cu ft)
Imperial gallon (imp. gal.)
US gallon (US gal.)
Calorific values for common units of volume
from-to û multiply by
Kilogram (kg)
Metric ton ( tonne)
Long ton (ton (UK))
Short ton (ton (US))
Pound (lb)
64
IPD Environment Code
Calorific values for common units of mass
from-to û multiply by
Metre (m)
Feet (ft)
Miles (mi)
Kilometres (km)
Nautical miles (nmi)
m
ft
mi
km
nmi
1
0.30480
1609.34
1000
1852
3.2808
1
5280
3280.8
6076.1
0.00062137
0.000
1
0.62137
1.15078
0.001
0.0003048
1.60934
1
1.852
0.00053996
0.00016458
0.86898
0.53996
1
m
ft
in
cm
yd
1
0.30480
0.02540
0.01
0.91440
3.28084
1
0.08333
0.03281
3
39.37008
12
1
0.39370
36
100
30.48000
2.54000
1
91.44000
1.09361
0.33333
0.02778
0.01094
1
Calorific values for common units of length
from-to û multiply by
Metre (m)
Feet (ft)
Inch (in)
Centimetres (cm)
Yard (yd)
Measuring the Environmental Performance of Buildings
65
Appendix B – Calculating CO2 Equivalents
CO2 Emissions (tonne) = Energy Consumption (kWh) x Fuel Emission Factor x 0.001
While the basic formula for calculating CO2 emissions from
buildings is relatively straightforward (see above), it is
complicated by the need to apply a 'fuel emission factor' to
each fuel type used. This factor varies from fuel to fuel as
different fuels emit different amounts of CO2.
The carbon conversion factors shown below are UK
conversion factors from Gross Energy to CO2 equivalent
(source: www.defra.gov.uk). Details of grid electricity
conversion rates are quoted later in this section. In order to
calculate CO2 accurately you should do the following:
• Identify the amount of fuel used (and units of
measurement, e.g. mass, volume, or energy).
• If you are measuring fuel use in terms of energy is your unit
of measurement net energy or gross energy? (Standard
practices vary by country; in the event that this is unclear
you should contact your fuel supplier).
• Identify the appropriate conversion factor (please refer to
national standards).
• Multiply the amount of fuel used by the conversion factor
(see formula above).
Fuel emission factors for gases, liquids and solids
EB Gases
Fuel Emission Factor
ED Solids
Fuel Emission Factor
EB1 Natural gas
EB2 LPG
EB3 Ethanol
-E100
-E85
-E10
EB4 CPG
EB5 Biogas
EB6 Biomethane
EB7 Bioethanol
EB8 BioETBE
0.184 kg CO2 / kWh
0.214 kg CO2 / kWh
0.000 kg CO2 / kWh
0.050 kg CO2 / kWh
0.225 kg CO2 / kWh
0.214 kg CO2 / kWh
0.750 kg CO2 / kWh
0.473 kg CO2 / kWh
0.205 kg CO2 / kWh
0.201 kg CO2 / kWh
ED1 Domestic coal
ED2 Industrial coal
ED3 Anthracite
ED4 Lignite
ED5 Wood pellets
ED6 Black liquor
ED7 Charcoal
ED8 Manure
0.326 kg CO2 / kWh
0.321 kg CO2 / kWh
0.354 kg CO2 / kWh
0.329 kg CO2 / kWh
0.026 kg CO2 / kWh
varies
varies
varies
EC Liquids
Fuel Emission Factor
EC1 Gas oil
EC2 Diesel
EC3 Gasoline
EC4 Petroleum
EC5 Vegetable oil
EC6 Biodiesel
-B100
-B20
-B10
-B5
-B2
EC7 Biogasoline
EC8 Biopetroleum
0.277 kg CO2 / kWh
0.253 kg CO2 / kWh
0.243 kg CO2 / kWh
0.363 kg CO2 / kWh
0.311 kg CO2 / kWh
66
IPD Environment Code
0.000 kg CO2 / kWh
0.203 kg CO2 / kWh
0.226 kg CO2 / kWh
0.238 kg CO2 / kWh
0.245 kg CO2 / kWh
0.259 kg CO2 / kWh
varies
Given the complexity in determining the correct fuel
emission factors, seeking professional advice is highly
recommended when calculating property-related CO2
emissions.
In case of mains electricity, the 'fuel emissions factor' even
varies from country to country, as the methods of electricity
generation determine the fuel emission factor that should be
used. Whereas electricity in countries like Malta, Greece and
Cyprus is predominantly generated from coal, gas and oil,
countries like Sweden, France and Lithuania make more
use of low carbon (e.g. nuclear power plants) and zero
carbon (e.g. hydro turbines) alternatives. Subsequently, fuel
emission factors in Cyprus, Greece and Malta are
significantly higher when compared to France, Lithuania and
Sweden.
1.0
0.9
0.8
0.7
0.6
0.5
0.4
0.3
0.2
0.1
Sw
ed
Fr en
Li an
th ce
ua
ni
Sl
a
L
a
ov
ak Au tvia
Re str
U
pu ia
ni
te F bli
d in c
Ki lan
ng d
d
Lu Be om
xe lgi
m um
b
De ou
nm rg
Sl ar
o k
H ven
un ia
ga
ry
G Spa
N erm in
et
he an
rla y
nd
s
Po Ita
rtu ly
Ro g
m a
C
ze B an l
ch u ia
Re lga
pu ria
b
Ire lic
la
Po nd
l
Es and
to
C nia
yp
G rus
re
ec
M e
al
ta
0.0
Electricity emission factors within the European Union (kg CO2 / kWh)
As for some other countries, Iceland, Norway and Switzerland
make rigorous use of natural renewable sources to generate
electricity. India, Australia and South Africa, however, are still
heavily dependent on coal, gas and oil to generate electricity.
With electricity emission factors changing over time, keeping
track of developments via the Greenhouse Gas Protocol
website (www.ghgprotocol.org) is highly recommended.
Additional and perhaps more detailed information may be
obtained through official government statistics and/or local
electricity suppliers.
1.0
0.9
0.8
0.7
0.6
0.5
0.4
0.3
0.2
0.1
Ic
el
a
Sw No nd
itz rwa
er y
la
n
B d
N C raz
ew an il
Ze ad
al a
a
Ru nd
U ssia
kr
ai
n
Ja e
pa
Ko n
Tu rea
P rk
Ph aki ey
ilip sta
pi n
n
Eg es
Th y
p
Si aila t
ng n
ap d
U Ma or
ni la e
te y
d si
St a
Sa M ate
ud ex s
i A ico
ra
b
Is ia
ra
e
In Ch l
H don ina
on e
So g sia
ut Kon
h
A g
Au fric
st a
ra
li
In a
di
a
0.0
Electricity emission factors outside the European Union (kg CO2 / kWh)
Measuring the Environmental Performance of Buildings
67
Appendix C – International Ratings Standards
In addition to BREEAM, LEED and GREEN STAR, there are a
number of nationally used environmental accreditation
standards in use that are worth highlighting.
Australia: NABERS
The National Australian Built Environment Rating System is a
performance-based rating system for existing buildings.
NABERS rates a commercial office, hotel or residential
building on the basis of its measured operational impacts on
the environment. It is a national initiative managed by the
NSW Government and is designed to work along side the
GREEN STAR allowing you to compare the actual operational
performance data established by NABERS with the
environmental potential from the GREEN STAR rating.
NABERS focuses on energy use and greenhouse emissions,
water use, waste and the indoor environment.
Australia: Green Star
The GREEN STAR scheme was developed by the Green
Building Council of Australia (GBCA) and first launched in
2003. GREEN STAR is a comprehensive, self-assessed
environmental rating system that evaluates the environmental
design and construction of buildings. Its key objective is to
drive the transition of the property industry towards
sustainability. Besides Australia, GREEN STAR is also widely
applied in New Zealand and South Africa.
Brazil: AQUA
The LEED system is more widely used in Brazil but AQUA is
the Brazilian certification which is adapted from the French
HQE system (see www.vanzolini.org.br).
Canada: Green Globes
The Green Globes system is a building environmental design
and management tool. It delivers an online assessment
protocol, rating system and guidance for green building
design, operation and management. It uses the BREEAM
rating system.
qualified buildings. Green Olympic Building Assessment
System (GOBAS) is another green building rating system,
which was developed from Japan's Comprehensive
Assessment System for Building Environment Efficiency
(CASBEE). High-performance building projects are being
supported both by the government and business. LEED itself
is also being used (source: www.unepsbci.org).
France: HQE
The High Quality Environmental (HQE) approach was
developed by the Association for High Quality Environments
(ASSOHQE) and leads to a certification that approves the
consideration of environmental issues in the construction of a
building. Based on the principles of sustainable development
as set out at the 1992 Earth Summit, the standard focuses on
creating a pleasant indoor environment and managing the
impacts on the outdoor environment.
The NF-HQE® certification scheme for non-residential
buildings is a global approach designed to improve the
environmental quality of the built environment. There are two
aspects: the environmental quality of the building (14
categories), and the ongoing environmental management of
the project. The combination of process and results in an
integrated system make this scheme unique.
Germany: DGNB
The DGNB certification was developed by the German
Sustainable Building Council (DGNB) together with the
Federal Ministry of Transport, Building and Urban Affairs to be
used as a tool for the planning and evaluation of buildings in
this comprehensive perspective on quality. As a clearly
arranged and easy to understand rating system, the DGNB
Certification covers all relevant topics of sustainable
construction. Outstanding buildings are awarded the
categories bronze, silver, or gold.
DGNB focuses on ecology, economy, and social-cultural and
functional topics as well as techniques, processes, and
location.
India: GRIHA
China: GBAS
The Ministry of Construction (MoC) recently unveiled the
‘Evaluation Standard for Green Building’ (GB/T 50378-2006),
which is similar to LEED in structure and rating process. The
building energy consumption data will be collected by MoC,
which will be used to asses building performance and a
three-star Green Building certificate will be awarded to the
68
IPD Environment Code
Green Rating for Integrated Habitat Assessment is the
national rating system of India. It has been made jointly by
TERI (The Energy and Resources Institute) and the
government Ministry of New and Renewable Energy. It is a
green building 'design evaluation system', and is suitable for
all kinds of buildings in different climatic zones of the country.
CRIHA focuses on four main categories: site selection and
site planning, building planning and construction phase,
building operation and maintenance and innovation.
BEAM emphasises indoor environmental quality and
amenities as key performance indicators, but not without
proper consideration of the local, regional and global
environmental impacts.
Italy: ITACA
The ITACA protocol was developed by the Sustainable
Building Council Italia (SBC Italia) with support from the
Institute for Innovation and Transparency and leads to
certification for all phases of the building life cycle, from the
design to the use. Its associated assessment tool
contextualises environmental impacts according to type of
project, building characteristics and its location and allows
estimation of the level of environmental sustainability.
Malaysia: GBI Malaysia
The Green Building Index (GBI) is Malaysia's industry
recognised green rating tool for buildings to promote
sustainability in the built environment and raise awareness
among developers, architects, engineers, planners,
designers, contractors and the public about environmental
issues and our responsibility to future generations.
ITACA focuses on five main areas: site quality, resource
consumption, environmental burdens, indoor environmental
quality, and quality of service.
Bulidings are assessed on six criteria: energy efficiency,
indoor environmental quality, sustainable site planning and
management, materials and resources, water efficiency and
innovation.
Japan: CASBEE
Philippines: BERDE
The Comprehensive Assessment System for Building
Environmental Efficiency (CASBEE) was developed by the
Japan Sustainable Building Consortium (JSBC) under the
leadership of the Ministry of Land, Infrastructure, Transport
and Tourism to be used as a voluntary evaluation tool for
assessing the environmental design and performance of
buildings. In recent years, several local authorities have
introduced CASBEE into their building administration.
Consequently, environmental performance assessment of
buildings is now carried out in many buildings in Japan.
The Phillipines Green Building Council has recently created
Building for Ecologically Responsive Design Excellence or
BERDE to encourage green building in the Philippines.
CASBEE evaluates two assessment categories: quality and
performance (indoor environment, quality of service, and
outdoor environment) as well as environmental loadings
(energy, materials, and off-site environment).
Hong Kong: BEAM
The Building Environmental Assessment Method (BEAM)
scheme was established by the Hong Kong BEAM Society
with the issue of two assessment methods: one for new and
one for existing office buildings. Largely based on BREEAM,
BEAM provides building users with a single performance
label that demonstrates the overall qualities of a building. A
BEAM assessed building will be safer, healthier, more
comfortable, more functional and more efficient than a similar
building which has not achieved the prescribed levels of
performance. With climate change and global warming
becoming international issues, BEAM Plus has been
developed to meet higher expectations from the public and
communities.
Portugal: Lider A
LiderA, the acronym for Leadership for the Environment in
Sustainable Building, is the name of an assessment and
voluntary acknowledgement system for sustainable building
and the built environment. Buildings are rated on a scale from
level C to A. Best performance level exists beyond level A
depending upon the level of improvement.
Buildings are assessed on six criteria: site and integration,
resources consumption efficiency (energy, water, materials),
load impacts (wastewater, emissions, solid wastes, noise,
thermal effects), indoor environment, durability and
accessibility, and environmental management and innovation.
Singapore: Green Mark
The Green Mark scheme was launched by the Building and
Construction Authority (BCA) in Singapore as an initiative to
drive Singapore's construction industry towards more
environment-friendly buildings. It is intended to promote
sustainability in the built environment and raise environmental
awareness among developers, designers and builders when
they start project conceptualisation and design, as well as
during construction.
Green Mark facilitates reductions in energy consumption and
Measuring the Environmental Performance of Buildings
69
Appendix C – International Ratings Standards
water usage, helps to reduce potential environmental
impacts, improves indoor environmental quality, and provides
clear direction for continual improvement.
South Africa: GREEN STAR SA
Developed in association with GREEN STAR, this scheme
has been specifically developed for the South African market
(see GREEN STAR above).
Spain: VERDE
The Technical Committee of GBC Spain proposed a certain
number of criteria and regulations in order to define the limits
and requirements necessary to obtain the GBC España VERDE Certification. The assessment system is based on the
assistance method according to CTE and European
Guidelines.
The assessment criteria are: place selection, project location
and planning, energy and atmosphere, natural resources,
interior space quality, service quality and socioeconomic
impact.
Switzerland: MINERGIE
MINERGIE is a sustainability brand for new and refurbished
buildings. It is mutually supported by the Swiss
Confederation, the Swiss Cantons along with trade and
industry and is registered in Switzerland and around the
world. The comfort of the users living or working in the
building is the main priority. This is made possible by highgrade building envelopes and the continuous renewal of air.
Specific energy consumption is used as the main indicator to
quantify the required building quality. Only the final energy
consumed is relevant.
UAE: Estidama
The purpose of Estidama is to create a new sustainability
framework, the Pearl Rating System, for sustainable design,
construction and operation of buildings and villas. The Pearl
Rating System is specifically tailored to the hot climate and
arid environment of Abu Dhabi (see
www.upc.gov.ae/estidama/).
United Kingdom: BREEAM
The BRE Environmental Assessment Method (BREEAM) was
developed by the UK Building Research Establishment (BRE)
and first launched in 1990. BREEAM is a widely used
70
IPD Environment Code
environmental assessment method for buildings. It sets the
standard for best practice in sustainable design and has
become the de facto measure used to describe a building's
environmental performance in the UK. Besides the United
Kingdom, BREEAM is also widely applied in mainland Europe
and the Middle East.
United States: LEED
The Leadership in Energy and Environmental Design (LEED)
approach was developed by the US Green Building Council
(USGBC) and first launched in 1998. LEED is an
internationally recognised green building certification system,
providing third-party verification that a building or community
was designed and built using strategies aimed at improving
performance across metrics that matter most. Initiated in the
United States, LEED is also widely applied in Canada, Brazil
and India.
Appendix D – Mapping IPD HC to BREEAM and LEED
In the spirit of moving towards a single global standard for
the measurement of environmental impacts, this appendix
compares the IPD Environment Code with two key
accreditation standards, mapping the main categories of the
Environment Code to each standard:
• The BREEAM In-use accreditation standard
• The LEED-EB accreditation standard
Health-Check – GENERAL
HC1
HC2
HC3
HC4
HC5
HC6
HC7
HC8
Is there a formal EMS (e.g. ISO 14001) in place that covers environmental management
Is there an annual sustainability report with property related environmental impacts?
To what extent is there an energy management plan for the building?
To what extent is there a water management plan for the building?
To what extent is there a waste management plan for the building?
To what extent is there a travel and transport management plan for the building?
To what extent is there a pollution and equipment management plan for the building?
To what extent is there a health and well-being management plan for the building?
Health-Check – ENERGY
HC9
HC10
HC11
HC12
HC13
HC14
HC15
HC16
HC17
HC18
HC19
HC20
What is the scope of the energy management plan for the building?
What main type of indoor climate system used in the building?
Do time settings for heating/cooling controls match seasons and occupancy hours?
What main type of energy is used for the indoor climate system and to heat water?
What proportion of non-renewable energy consumption is off-set?
To what extent are the main energy uses in the building submetered?
When was the building services plant either installed or last renewed?
For which building services is there a regular maintenance plan in place?
What is done with information on energy consumption?
What is the dominant type of glazing in the exterior façade?
What is the dominant type of internal lamp in the building?
Do time settings for lighting controls match occupancy hours?
Health-Check – WATER
HC21
HC22
HC23
HC24
What is the scope of the water management plan for the building?
To what extent does the building have water efficient fittings?
Is there a regular maintenance plan in place for water systems?
What is done with information on water usage?
Health-Check – WASTE
HC25
HC26
HC27
HC28
HC29
What is the scope of the waste management plan for the building?
To what extent is general waste separated in the building?
To what extend is other waste separately collected in the building?
To what extent is waste responsibly managed?
What is done with information on waste production usage?
B-in-use
LEED-EB
NA
3
3
3
3
3
3
3
NA
NA
NA
NA
NA
NA
NA
NA
B-in-use
LEED-EB
3
3
NA
NA
3
3
3
3
3
3
3
NA
NA
NA
NA
NA
3
NA
NA
NA
NA
NA
NA
NA
B-in-use
LEED-EB
3
3
3
NA
3
NA
NA
NA
B-in-use
LEED-EB
3
3
NA
NA
NA
3
3
NA
NA
NA
Measuring the Environmental Performance of Buildings
71
Appendix D – Mapping IPD HC to BREEAM and LEED
Health-Check – TRAVEL
HC30
HC31
HC32
HC33
HC34
HC35
What is the scope of the travel and transport management plan for the building?
To what extent is there a 'green travel' plan for the building?
What public transport facilities are available?
What cyclist facilities are available?
What alternative vehicle facilities are available?
What car pooling facilities are available?
Health-Check – POLLUTION
HC36
HC37
HC38
HC39
HC40
What is the scope of the pollution and equipment management plan for the building?
To what extent are pollutants from equipment extracted within the building?
To what extent are sustainable products used within the building?
Does the building have operable leak detection systems?
Is there a plan in place to phase out CFC/HCFCs?
Health-Check – HEALTH
HC41
HC42
HC43
HC44
HC45
HC46
HC47
HC48
HC49
HC50
What is the scope of the health and well-being management plan for the building?
How frequently are checks made to heating/cooling systems within the building?
How frequently are checks made to temperature within the building?
How frequently are checks made to ventilation systems within the building?
How frequently are checks made to air quality within the building?
What percentage of workstations have access to daylight and an outside view
To what extent is there personal control over the indoor climate in their work area?
How frequently are checks made to noise levels within the building?
How frequently is routine cleaning carried out?
How frequently are staff satisfaction exercises carried out?
IPD-HC versus BREEAM In-use and LEED-EB
72
IPD Environment Code
B-in-use
LEED-EB
3
NA
3
3
NA
NA
NA
NA
3
3
3
3
B-in-use
LEED-EB
3
3
NA
3
3
NA
NA
3
NA
NA
B-in-use
LEED-EB
3
NA
NA
3
3
NA
3
3
3
3
NA
3
NA
3
NA
3
3
NA
3
NA
EA1 - Non-renewable electricity B In-use
EA1a Mains electricity
EA1b Communal electricity
EA1c Owned electricity
EA2 - Fossil fuels
EA2a Gases
i Natural Gas
ii LPG
EA2b Liquids
i Gas Oil
ii Diesel
EA2c Solids
3
3
3
LEED-EB
3
NA
NA
3
3
3
3
3
3
NA
3
NA
NA
NA
3
NA
NA
NA
NA
NA
NA
NA
NA
3
3
NA
3
NA
NA
NA
NA
NA
NA
NA
NA
EA3 - Renewable fuels
EA3a Gases
EA3b Liquids
EA3c Solids
Other energy
EA4a Communal Heating
EA4b Communal Cooling
EA5 Owned Renewable Electricity
Generation
EA6 Owned Renewable Combustion
Fuels
EA7 Owned Renewable Heating and
Cooling
EA9 Zero Carbon Electricity
EB
Water
EB1
EB2
EB3
EB4
Mains water
Extracted water
Harvested water
Recycled water
EC
Waste
EC1a
EC1b
EC1d
EC1e
EC2
EC3
Landfill waste
Incinerated waste
Hazardous waste
Radioactive waste
Recycled waste
Composted waste
B In-use
LEED-EB
B In-use
LEED-EB
3
NA
NA
NA
3
NA
NA
NA
NA
NA
NA
NA
NA
NA
3
NA
NA
NA
NA
NA
IPD versus BREEAM In-use and LEED-EB
Measuring the Environmental Performance of Buildings
73
Appendix E – Mapping to Global Reporting Initiative (GRI)
For full framework see www.globalreporting.org
GRI Performance Indicators
The IPD Environment Code
Materials
EN1 Materials used by weight or volume. (Core)
EN2 Percentage of materials used that are recycled input materials. (Core)
Energy
EN3 Direct energy consumption by primary energy source. (Core)
Energy measures: EA2, EA6, EA7
Note: EA3 (renewable fuels) is excluded and
should be reported separately.
EN4 Indirect energy consumption by primary source. (Core)
Energy measures: EA1, EA4, EA5
EN5 Energy saved due to conservation and efficiency improvements.
By using the Code organisations will be able to
clearly show annual energy savings at building
and estate level.
EN6 Initiatives to provide energy-efficient or renewable energy based
products and services, and reductions in energy requirements as a result
of these initiatives.
EN7 Initiatives to reduce indirect energy consumption and reductions
achieved.
Water
EN8 Total water withdrawal by source. (Core)
Water measures: EB1, EB2, EB3
EN9 Water sources significantly affected by withdrawal of water
EN10 Percentage and total volume of water recycled and reused.
Water measure: EB4
Biodiversity
EN11 Location and size of land owned, leased, managed in, or adjacent
to protected areas and areas of high biodiversity value outside protected
areas. (Core)
EN12 Description of significant impacts of activities, products, and
services on biodiversity in protected areas and areas of high biodiversity
value outside protected areas. (Core)
EN13 Habitats protected or restored.
EN14 Strategies, current actions, and future plans for managing impacts
on biodiversity.
EN15 Number of IUCN Red List species and national conservation list
species with habitats in areas affected by operations, by level of
extinction risk.
Emissions, effluents, and waste
EN16 Total direct and indirect greenhouse gas emissions by weight. (Core)
EN17 Other relevant indirect greenhouse gas emissions by weight. (Core)
EN18:Initiatives to reduce greenhouse gas emissions and reductions
achieved. (then on the other side of the table) The Code is a key tool for
setting and monitoring carbon reduction targets in relation to an estate.
EN19 Emissions of ozone-depleting substances by weight. (Core)
EN20 NOx, SOx, and other significant air emissions by type and weight.
(Core)
EN21 Total water discharge by quality and destination. (Core)
74
IPD Environment Code
Energy measure: EA8
GRI Performance Indicators
The IPD Environment Code
EN22 Total weight of waste by type and disposal method. (Core)
Waste measures: EC1a, EC1b, EC1c, EC2, EC3
EN23 Total number and volume of significant spills. (Core)
EN24 Weight of transported, imported, exported, or treated waste
deemed hazardous under the terms of the Basel Convention Annex I, II,
III, and VIII, and percentage of transported waste shipped internationally.
EN25 Identity, size, protected status and biodiversity value of water
bodies and related habitats significantly affected by the reporting
organisation's discharges of water and run-off.
Products and services
EN26 Initiatives to mitigate environmental impacts of products and
services and extent of impact mitigation. (Core)
EN27 Percentage of products sold and their packaging materials that are
reclaimed by category. (Core)
Compliance
EN28 Monetary value of significant fines and total number of nonmonetary sanctions for non-compliance with environmental laws and
regulations. (Core)
Transport
EN29 Significant environmental impacts of transporting products and
other goods and materials used for the organisation's operations, and
transporting members of the workforce.
Overall
EN30 Total environmental protection expenditures and
investments by type.
Measuring the Environmental Performance of Buildings
75
Appendix F – Mapping to Eco-Management and Audit Scheme (EMAS) standard
For full framework see www.ec.europa.eu/environment/emas.
Category
Description
IPD Environment Code
Total annual energy consumption
expressed in MWh or GJ
EA1-EA7
Energy from renewable energy sources
% of total energy consumption
EA3,5,6,7,9 / EA1-7
Annual Mass-Flow of different materials
(exc. energy carriers and water)
tonnes
Total annual water consumption
m3
EC1-EC4
Total annual generation of waste',
broken down by type
tonnes
EC1-EC4
Total annual generation of hazardous waste
kilograms
EC1d
Biodiversity: Use of land of built-up area
m2 of built-up area
Total annual emission of greenhouse gases,
including at least emissions of CO2, CH4,
N2O, HFCs, PFCs and SF6
tonnes of CO2 equivalent
Total annual air emission', including at least
emissions of SO2, NOx and PM
kilograms or tonnes
76
IPD Environment Code
EA8
(CO2 equivalent only)
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