SUSTAINABILITY
BRIEF FOR
DEVELOPMENTS
A PROCESS FOR INNOVATION IN DESIGN
VERSION 3: JULY 2011
britishland.com/europe
THIS IS THE THIRD VERSION OF OUR SUCCESSFUL SUSTAINABILITY
BRIEF FOR DEVELOPMENTS.
Sustainability Brief
for Management or
Acquisitions
→
STEP 1
Project team introduction
FULL BRIEF PROCESS
STEP 2
Develop a Project
Sustainability Brief
Apply lessons
learnt from
previous projects
Corporate
objectives
Local community
needs, expectations
and concerns
STEP 3
Identify areas for project
innovation
STEP 4
Set project targets
STEP 5
Embed sustainability targets
within detailed design
STEP 6
Communicate sustainability
targets during procurement
STEP 7
Maintain sustainability
targets during construction
STEP 8
Project close-out
and lessons learnt
Apply lessons
learnt to new
projects and ongoing
management
Sustainability
Brief for
Management
Full brief process
We expect design and construction teams to know and meet all legal and other regulatory requirements (national, local and stakeholder specific)
during their activities. The Brief is not intended to provide an exhaustive index of relevant legislation, standards and guidance, or be a substitute
for the up-to-date knowledge and experience of professional consultants.
GLOSSARY
Please refer to the Glossary on page 28 for a full explanation of key concepts referred to in this Brief.
Cover image: North East Quadrant, Regents Place, London
THIS BRIEF PROVIDES A PROCESS AND
GUIDANCE FOR SETTING AND MANAGING
PROJECT-SPECIFIC SUSTAINABILITY
TARGETS, IDENTIFYING ISSUES WE
REQUIRE OR STRONGLY ENCOURAGE
PROJECT TEAMS TO ADDRESS.
“A SUSTAINABLE APPROACH TO DESIGN AND CONSTRUCTION IS
ESSENTIAL TO THE DELIVERY OF QUALITY BUILDINGS. WE AIM TO
LEAD THE INDUSTRY ON THE SUSTAINABILITY ISSUES THAT REALLY
MATTER TO OUR BUSINESS AND OUR STAKEHOLDERS, SETTING
CHALLENGING TARGETS AND SUPPORTING INNOVATIVE INITIATIVES.
02 About the Brief
04 Why we use the Brief
06 Using the Brief
This third version of our Sustainability Brief
for Developments significantly builds on
our original 2004 Brief, demonstrating our
continued commitment to driving forward
sustainable development. It is the outcome
of extensive consultation with our design and
construction partners, internal teams and
external experts, and reflects current best
practice and changes to regulation.
We demand the best from our design and
construction partners. We expect our supply
chain to match our dedication to achieving
the highest sustainability standards. This
Brief sets out the process we require them to
follow and the high standards we expect them
to achieve.”
CONTENTS
07
08
11
12
Nigel Webb
Head of Developments at British Land
The Brief Process
The Full Brief Process
The Brief Process in Context
The Slimline Brief Process
13Appendices
14 Objectives, Targets and Performance
Metrics
20 Implementing our Core Targets
22 Example Targets
25Templates
26 Project Manager To-do List
27 Policy Timeline
28Glossary
britishland.com/responsibility | 1
ABOUT THE BRIEF
OUR APPROACH TO CORPORATE RESPONSIBILITY
WE TAKE OUR CORPORATE RESPONSIBILITIES SERIOUSLY THROUGHOUT THE PROPERTY
LIFE CYCLE: DEVELOPING, MANAGING AND FINANCING PROPERTY RESPONSIBLY.
Our approach helps us to manage risk,
create asset value for investors, deliver value
to occupiers, and care for our reputation.
The outputs from this Sustainability Brief for
Developments form part of our externally
audited corporate reporting.
ACQUISITION
Consider potential sustainability
risks and opportunities during
the investment process
MANAGEMENT
DEVELOPMENT
Operate our entire managed
portfolio efficiently on behalf
of our occupiers
Design and construct
sustainable buildings
ASSET DISPOSAL
Inform potential buyers of
sustainable design features and
resource efficiency
initiatives
DEVELOPMENTS AND
REFURBISHMENTS
PROJECT
SUSTAINABILITY REGISTER
FULL DATA
REPORT
BRITISH LAND CORPORATE
RESPONSIBILITY REPORT
Contains our medium-term
and core annual targets
A PROCESS FOR INNOVATION IN DESIGN
PROJECT
EMS AUDITS
Of development data
and the Full Data Report
CREDIT 360
We publicly report performance against our annual and medium-term corporate responsibility
targets through our annual Corporate Responsibility Report. www.britishland.com/responsibility
britishland.com/responsibility | 2
OUR APPROACH TO SUSTAINABLE DEVELOPMENT
OUR VISION
To build and manage quality buildings with
enduring occupier appeal.
responsible approach to
→ Our
engagement, design, procurement
and construction creates positive
environmental and social outcomes.
project teams deliver innovation
→ Our
through high-quality design and
technologically-advanced, and
suitable, systems and materials.
development activity enhances
→ Our
biodiversity, improves energy
efficiency, saves water and reduces
waste.
inclusive approach to community
→ Our
engagement ensures local people
benefit from our investments and
are involved from the earliest stages
and through design, construction and
ongoing management.
sustainable buildings are flexible
→ Our
enough to meet occupiers’ needs over
the lifetime of the building, with our
management approach also inspiring
sustainable behaviour.
progressive approach and willing→ Our
ness to share best practice advances
the industry, demonstrating what
works – and sometimes what doesn’t.
“WE WORK WITH OUR SUPPLY CHAIN TO CONSIDER SUSTAINABILITY
AT EVERY STAGE OF THE PROPERTY LIFECYCLE, AS PART OF OUR
EFFORTS TO MANAGE RISKS, PROTECT AND CREATE ASSET VALUE,
AND CARE FOR OUR REPUTATION. THIS IS UNDERPINNED BY THE
HIGHEST STANDARDS OF ETHICAL BEHAVIOUR.
As one of the UK’s largest Real Estate
Investment Trusts, we recognise our
environmental and social responsibilities.
This Brief is designed to address these
considerations during consultation, design
and construction, encouraging innovation
and inspiring teams to work together to
have a positive impact on the areas and
environments we operate in.
There is growing evidence that sustainable
buildings are more attractive to both
occupiers and investors, as they are more
efficient to operate and tend to age better.
Understanding and investing in the needs
of local communities is also a critical part
of the development process, fostering
economic regeneration and empowering
local people. For us, this includes local
businesses, occupiers, policy makers,
councillors, officers, as well local residents,
community organisations and other
interested parties.
Looking ahead, as policy, best practice
and the market change, we will maintain
our leading position by drawing upon the
knowledge and experience within our own
business and supply chain, as well as by
engaging with external experts.
By publishing this document externally we
hope to set new sustainability standards,
not only for our own supply chain, but
for other developers. As with our earlier
Sustainability Brief for Developments,
this updated version will now be applied
to all our major property developments,
encouraging sustainable outcomes.”
Adrian Penfold
Head of Planning and Corporate
Responsibility at British Land
OUR ENVIRONMENTAL MANAGEMENT SYSTEM
This Brief is a core part of our ISO 14001
certified Environmental Management
System (EMS), which covers office
developments and refurbishments, major
retail developments and refurbishments,
and joint venture developments where we
are the majority (<50%) investor.
We achieve continuous improvement
between projects, reviewing lessons learnt
at the start of new projects, as well as
during different stages of live projects.
Further guidance on our EMS is available
from our Sustainable Developments
Executive and EMS Manager:
- Environmental Management Procedure
- Generic Register of Environmental, Legal
and other requirements
britishland.com/responsibility | 3
WHY WE USE THE BRIEF
THE APPLICATION OF THIS BRIEF SUPPORTS OUR AMBITION TO REALISE MEASURABLE
IMPROVEMENTS IN THE SUSTAINABILITY OF OUR BUILDINGS.
We encourage project teams to make local communities and
planning authorities aware that they are applying this Brief,
demonstrating that sustainability was part of the design process and
will also be managed through procurement and construction. This
Brief aims to:
1. Provide a process for project teams to set and manage projectspecific sustainability targets at each stage of the development
process.
We require our project teams to set quantitative or qualitative
targets that help us achieve our objectives, exceed our core targets
and encourage innovative solutions beyond best practice, where
practical and financially feasible.
2. Help project teams to make decisions at the right time and
involve the right people.
We require our project teams to prioritise sustainability early-on, as
lessons learnt from previous projects show that this is more
cost-effective and time-efficient.
DECISIONS OVER TIME
3. Address sustainable development across 12 sustainability
areas that we have identified as central to our ambition to create a
‘wholly-positive’ impact on society and the environment.
These equate to ISO 14001 environmental aspects:
-Certification
- Biodiversity and land use
-Water
-Energy
-Community
-Transport
- Materials and waste
-Microclimate
- Comfort, health and well-being
- Local character, distinctiveness and pride
- Local economy and employment
-Occupiers
Our 37 sustainability objectives for developments are set out according
to these areas, and equate to ISO 14001 environmental impacts.
We require our project teams to report performance metrics against
relevant objectives.
OP
PO
RT
UN
ITY
FO
R IN
FLU
ENCE
ES
NG
HA
C
OF
COST
CONCEPT
FEASIBILITY
SCHEME
DESIGN
DETAILED
DESIGN
4. Enable us to identify and address the environmental impacts of
our development and refurbishment activities.
We require our project teams to report any environmental impacts,
and strategies to address these, through a Project Sustainability
Register.
CONSTRUCTION
WHAT IS SUSTAINABLE DEVELOPMENT?
Meeting the needs of the present without compromising the ability of future generations to meet their own needs (Brundtland Commission;
1987). In recent years, understanding of how economic activity affects local communities, environments and the whole planet has
increased. Business, and in particular construction, now understand that we must go further than ‘do no harm’ to create a wholly-positive
impact on society and the environment.
britishland.com/responsibility | 4
THE CHANGING EXTERNAL CONTEXT
The demand for more sustainable buildings has increased over the
past ten years and continues to accelerate, driven by regulation,
societal views and occupier requirements.
For instance, between 2007 and 2010, a number of major national
planning regulations relating to sustainability were introduced,
including carbon emissions and energy usage, with planning
policies also developed to suit local requirements. At the same time,
occupier demands for reduced running costs have been accelerated
by increases in the cost of fuel and by regulations such as the CRC
Energy Efficiency Scheme, which places a tax on carbon emissions.
Industry trends to consider alongside policy changes include:
- Localism: The Localism Bill, published in December 2010, places
greater responsibility on local government to deliver policy and
provide public services, at the same time as empowering local
communities to become more involved in the planning process.
Engagement with local communities will help teams to understand
and address their needs during the design and construction phases.
- Energy costs: Increasing international demand, political factors and
finite fossil fuel supplies will intensify energy price volatility. Energy
efficient design and construction, as well as renewable energy
technologies can mitigate against this.
Voluntary sustainable development measures are also changing
rapidly. Previously, building sustainability certifications were based
around design-intent, whereas more recent UK certification schemes,
such as BREEAM in 2008 and the introduction of the Code for
Sustainable Homes in 2007, now expect as-constructed buildings to
fulfil the design intent.
- CRC Energy Efficiency Scheme: The original 2008 Carbon
Reduction Commitment (CRC) scheme was replaced by the 2010
CRC Energy Efficiency Scheme. To encourage reductions in energy
use, this levies a charge on all metered incoming energy. The
introductory levy of £12 per tonne of carbon applies to organisations
with annual usage in excess of 6,000MWh. It is likely to increase in
scope and value over time.
Taking this a step further, we require our project teams to design
with future regulations and requirements in mind, so that when our
developments are first occupied, they will be of their time, or ahead.
We therefore expect our project teams to design, construct and
retrofit projects to comply with or exceed future policy changes and
industry trends, protecting and creating asset value.
- Feed-in Tariffs and Renewable Heat Incentives: The UK
Government incentivises early adoption of renewable energy
technologies, such as photovoltaic panels and wind power, through
the Feed-in Tariff, as well as solar hot water and biomass through
the Renewable Heat Incentive. The greatest financial benefits will be
achieved by projects completed before 2012 and 2013 respectively.
These requirements are set by national building regulations,
local planning conditions and other legislation, together with
the commercial pressures on occupiers imposed by levies and
requirements for corporate responsibility.
The policy timeline provided in Appendix 6 on page 27 identifies the
timescale for key regulatory changes in UK Building Regulations,
together with the planning policy for London, a significant factor in UK
performance.
- Embodied carbon: As methods for reducing operational carbon
emissions become standard practice, embodied carbon could
become the next focus. Reporting on embodied carbon is likely to be
facilitated through an EU regulation that will help to standardise the
calculation method. Embodied carbon can have a significant impact
on the overall carbon footprint of a building, as evidenced by our
research at Ropemaker Place.
- Climate change: Wider adoption of climate change adaptation and
mitigation measures is likely to be encouraged or required through
planning. This could include the greening of urban roofs and other
landscape measures, as well as/and/or increased targets for
biodiversity.
- Training and employment: Increased requirement for solutions that
reinforce the local economy through increased provision of training
and employment opportunities associated with developments.
britishland.com/responsibility | 5
USING THE BRIEF
THIS BRIEF IS APPLICABLE TO ALL OUR DEVELOPMENTS AND
REFURBISHMENTS WITH A CONSTRUCTION VALUE OVER £300,000.*
TARGETS
CORE TARGETS
Our annual corporate responsibility targets applicable to all
major development and refurbishment projects.
SUGGESTED
CORE
SUGGESTED TARGETS
Sustainability issues that we encourage project teams to
address; these encompass a wider scope than core targets and
are more challenging.
PROJECT
PROJECT TARGETS
All the sustainability targets identified within the Project
Sustainability Register. These comprise both our core targets
and those project-specific sustainability targets developed by
the project team in discussion with British Land, using our core
targets, suggested targets and example targets as guidance
and inspiration.
See pages 14 to 24 for more detail on our objectives, core targets,
suggested targets, example targets and performance targets, as well
as a timeline showing how our core targets should be implemented
during the relevant development phases. We encourage teams to
set targets that are in advance of core targets, where practical and
financially feasible.
REPORTING
Application of this Brief creates a clear,
auditable trail of how sustainability has
been incorporated into the development. It
also satisfies the requirements of our ISO
14001 Environmental Management System.
This Brief and output documents form part
of tender documentation and any contractual
requirements we have for new development
or refurbishment project teams. Output
documents include:
- Project-specific Sustainability Brief:
A single A4 sheet outlining our core
targets, and any community or planning
requirements.
- Project Sustainability Register: A detailed
document setting out all project targets
and performance metrics, as well as
responsibilities, estimated costs, evidence
required and risks. This Register is also
used to track progress against targets
and identify next steps. It is developed
and managed by the Project Manager and
project team, and is a living document
that the project team updates regularly,
providing all revisions to our Sustainable
Developments Executive. This forms the
main procedure for our ISO 14001 certified
Environmental Management System.
- Project Procurement Documentation:
Contractual documentation describing
the requirement for our supply chain to
deliver the targets set out in our Project
Sustainability Register.
- Register of Environmental, Legal and
other Requirements: A written record of
the environmental legislation and other
compliance requirements likely to apply
to some or all of the project activities. It is
a requirement to compile this register as
part of our Environmental Management
System and to update the information
regularly to reflect any changes in
legislation. Where there is no projectspecific register, a generic register can be
held on site.
Our project teams provide performance data
for each development to our Sustainable
Developments Executive:
- Each month: through our online reporting
system, Credit 360
- Each quarter: through the Project
Sustainability Register.
Project teams can work with our Sustainable
Developments Executive to identify other
methods of reporting where necessary. If a
team is unable to deliver a target, it should
provide written justification to our Sustainable
Developments Executive. Evidence is audited
internally and externally.
See page 25 for more detail on where project
information should be reported.
*Project construction value comprises the cost of materials and site labour, not including consultancy or finance fees.
britishland.com/responsibility | 6
THE BRIEF PROCESS
THE PROCESS DETAILED IN THIS BRIEF IS BASED ON A SERIES OF STEPS,
BROADLY ALIGNED WITH OUR PROJECT GATEWAYS AND THE RIBA PROJECT STAGES.
These steps show the actions and responsibilities for managing
sustainability through design, procurement and construction. This
Brief applies to all our development and refurbishment projects with
a construction value over £300,000.
Application of this Brief varies depending on the construction value of
that project with two process options available.
Our ISO 14001 certified Environmental Management System only
applies to projects following the full brief process.
FULL BRIEF PROCESS
SLIMLINE BRIEF PROCESS
(construction value over £5 million)
(construction value £300,000 to £5 million)
Step 1 → Project team introduction
Step 1 → Project team introduction
Step 2 → Develop a Project-specific
Sustainability Brief
Step 2 → Develop a Project-specific
Sustainability Brief
Step 3 → Identify areas for project innovation
Step 3 → Embed project targets within detailed
design
Step 4 → Set project targets
Step 5 → Embed project targets within detailed
design
Step 6 → Communicate project targets during
procurement
Step 7 → Maintain project targets during
construction
Step 4 → Communicate project targets during
procurement
Step 5 → Maintain project targets during
construction
Step 6 → Project close-out
PERFORMANCE
METRICS
Mandatory to report on all that are relevant
Report on a reduced set
CORE
TARGETS
Mandatory to achieve all
Potential - to be agreed with Sustainable
Developments Executive
SUGGESTED/EXAMPLE
TARGETS
Step 8 → Project close-out and lessons learnt
Mandatory to consider all
Optional - to be agreed with Sustainable
Developments Executive
britishland.com/responsibility | 7
THE FULL BRIEF PROCESS
FOR PROJECTS WITH A CONSTRUCTION VALUE OVER £5 MILLION.
These steps detail the process we require
major projects to follow.
See page 26 for a Project Manager To-do List.
Responsibilities are identified using the
abbreviations listed, with bold text indicating
the lead person.
We use a variety of construction procurement
processes. The responsibilities identified in
this Brief are based on a Design and Build
contract. If another contract type is applied,
such as Construction Management, it is the
responsibility of the Project Manager to apply
the process steps appropriately and in a
timely manner.
BRITISH LAND
CE – Community Executive
DE – Development Executive or Director
EM – Environmental Management System Manager
HC – Head of Construction
HL – Head of Leasing
HP – Head of Planning and Corporate Responsibility
SDE – Sustainable Developments Executive
Be prepared throughout the project for
external audits by the Environmental
Management System Manager or other
parties.
SUPPLY CHAIN
EO – End Occupiers
PM – Project Manager
PT – Project Team
CC – Cost Consultant
SC – Sustainability Consultant
PROCESS
RESPONSIBILITIES
OUTPUT
PROJECT
INCEPTION
STEP 1: PROJECT TEAM INTRODUCTION
Introduce the project team (including the Architect and
possibly the Mechanical and Electrical Engineer) to the:
- Core targets
- Sustainability Brief for Developments.
PM SDE
FEASIBILITY
STEP 2: DEVELOP A PROJECT-SPECIFIC SUSTAINABILITY BRIEF
Create a summary of the lessons learnt (design, procurement
and construction) from relevant past projects.
SDE
Undertake an initial assessment of the local authority requirements for:
- Carbon reduction
- Renewable energy technology contribution
-Water
- BREEAM/ Code for Sustainable Homes/ Ecohomes
- Community engagement.
PM PT
SDE
Undertake initial engagement with the local community to understand
their needs and identify any risks and opportunities – this could include
a stakeholder mapping exercise.
CE PM
PT
Identify initial sustainability intentions following a review of available
project information including:
- Sustainability Brief for Acquisitions or Management reports
- Core targets
- Nearby British Land projects.
PM PT SDE
[EO]
Appoint a Sustainability Consultant to the project team – where the
project budget allows, this is a third party consultant; otherwise, a
member of the existing project team.
PM SDE
Lessons learnt summary
Project-specific Sustainability
Brief – a single A4 sheet
including the ‘core’ targets and
any community or planning
requirements
Sign-off by HC, SDE and DE
CE DE
britishland.com/responsibility | 8
THE FULL BRIEF PROCESS continued
PROCESS
RESPONSIBILITIES
OUTPUT
Hold a sustainability workshop to review lessons learnt, and to
identify and prioritise sustainability innovation options, including
local community needs. Seek input from British Land’s senior
management team.
PM SDE PT HC
SC [EO]
A prioritised list of potential
sustainability innovation options
Undertake feasibility studies to refine the sustainability
innovation options.
PM SC PT SDE
A refined list of potential
sustainability innovation options
Discuss and agree targets for sustainability innovation at relevant
project team meetings and with British Land senior management.
PM PT SC SDE
HC CC [EO]
Sign-off by HC, SDE and DE
PM PT SC
[EO]
Initial version of the Project
Sustainability Register with
a full list of potential project
targets
FEASIBILITY
STEP 3: IDENTIFY AREAS FOR PROJECT INNOVATION
STEP 4: SET PROJECT TARGETS
Hold a meeting or workshop to review the objectives, core targets,
suggested targets and example targets to identify potential project targets
(see Appendices)
SDE
Identify project Aspects and Impacts
PLANNING
Also consider targets which will enable effective post-occupancy
evaluations.
Project targets iteration:
- Undertake further feasibility studies where necessary
- Assess the project targets against other project drivers, including
financial viability
- Encourage community input to targets
- Revise the ‘objectives’ to suit the project where necessary
- Input from the Environmental Impact Assessment
PM
DE
PT SC
SDE
Discuss and revise project targets at relevant project team meetings.
PM PT CE
Create a Register of Environmental, Legal and other Requirements,
based on the generic version.
PM PT
CC
Updated Project Sustainability
Register with any revised or new
project targets.
Sign-off by HC, SDE and DE
SC
Register of Environmental, Legal
and other Requirements
Sign-off by SDE and EM
SCHEME DESIGN INPUT
STEP 5: EMBED PROJECT TARGETS WITHIN DETAILED DESIGN
Hold a meeting or workshop to review and revise the project targets to
include:
- Contractor advice
- Construction innovation
- Input from community engagement
PM PT
HC
SC SDE
Updated Project Sustainability
Register with any revised or new
project targets.
Sign-off by SDE and HC
Undertake quarterly project audits to assess whether targets are being
met. Update the Project Sustainability Register and issue to British Land.
SC
SDE
British Land approval of detailed designs to confirm relevant project
targets have been achieved.
PM PT
Detailed designs that incorporate
project targets.
Sign-off by HC, SDE and DE
britishland.com/responsibility | 9
THE FULL BRIEF PROCESS continued
PROCESS
RESPONSIBILITIES
OUTPUT
PROCUREMENT
STEP 6: COMMUNICATE PROJECT TARGETS DURING PROCUREMENT
Convert the targets from the Project Sustainability Register into Project
Procurement Documentation for the contractor, and sub-contractors as
appropriate, describing the requirement for the supply chain to deliver
these targets.
PM SC PT
Project Procurement
Documentation
Sign-off by SDE
STEP 7: MAINTAIN PROJECT TARGETS DURING CONSTRUCTION
Identify and obtain all necessary environmental consents and
licences before construction works start.
PM PT
Update the Project Sustainability Register each quarter with progress
towards targets.
SC
SC
PM PT
Updated Project Sustainability
Register – progress status for
each target
CONSTRUCTION
Sign-off by SDE
Report on performance metrics each month via Credit 360, the online
reporting system.
PT
Review the handover process for training and day-to-day management
of the building to address sustainability objectives, and detailing how to
mitigate against environmental impacts.
PM
PT
SC SDE
Handover programme to address
sustainability objectives
Sign-off by SDE
STEP 8: PROJECT CLOSE-OUT AND LESSONS LEARNT
HANDOVER
Undertake a final review of the Project Sustainability Register to:
- Confirm targets that have been delivered
- Identify lessons learnt from the project.
PM PT SC SDE
Project close-out and lessons
learnt report
Sign-off by SDE HC and DE
Undertake a post-occupancy evaluation to assess the performance of
the occupied building against the design.
PM PT SC SDE
EO
Updated project close-out and
lessons learnt report
britishland.com/responsibility | 10
THE FULL BRIEF PROCESS IN CONTEXT
Be prepared throughout the project for external audits by the Environmental Management System Manager or other parties.
RIBA PROJECT STAGES
BRITISH LAND
GATEWAYS
PROCESS AND OUTPUTS
STAGE A
Appraisal and Briefing
PROJECT INCEPTION
STEP 1: Project team introduction
STAGE B
Preparing Strategic Brief
FEASIBILITY
STEP 2: Develop the Project-specific
Sustainability Brief
- Lessons learnt summary
- Project-specific Sustainability Brief
REPORTING AND AUDITING
STEP 3: Identify areas for project
innovation
- List of project innovations
STAGE C
Outline proposals
PLANNING
STEP 4: Set project targets
- Project Sustainability Register
- Register of Environmental, Legal
and other Requirements
STAGE D
Scheme Design;
Detailed Proposals
SCHEME DESIGN
STEP 5: Embed project targets within
detailed design
- Updated Project Sustainability
Register
- Detailed designs that incorporate
project targets
STAGE E
Detail Design Final proposals
STAGE F
Production information
PROCUREMENT
STEP 6: Communicate project targets
during procurement
- Project Procurement Documents
- Updated Project
Sustainability Register
CONSTRUCTION
STEP 7: Maintain project targets
through construction
- Updated Project
Sustainability Register
- Handover programme to address
environmental impacts
STAGE G
Tender documents; Bills of Quantities
STEP 4
Quarterly report by
Project Manager or
Sustainability Consultant on
Project Sustainability Register
STEPS 5 to 7
External audits
by Environmental
Management System
Manager or other parties at
least annually
STAGE H
Tender action
STAGE J
Project Planning; Mobilisation
STAGE K
Operations on site; Construction to
Practical Completion
STAGE L
After practical completion
STAGE M
Feedback
HANDOVER
STEP 7
Monthly report
by contractor on
selected performance
metrics, such as health
and safety and resource
use, via Credit 360 and
other formats
STEP 8: Project close-out and lessons
learnt
- Project close-out and
lessons learnt report
britishland.com/responsibility | 11
THE SLIMLINE BRIEF PROCESS
FOR PROJECTS WITH A CONSTRUCTION VALUE BETWEEN £300,000 AND £5 MILLION.
Relevant core targets and performance metrics should be agreed with
the Sustainable Developments Executive.
Review progress against project targets set out in the Project
Sustainability Register at regular Project Manager and British Land
meetings.
THE PROJECT MANAGER TAKES THE FOLLOWING ACTIONS, WITH INPUT FROM THE WIDER TEAM WHERE NECESSARY:
PROJECT
INCEPTION
STEP 1: PROJECT TEAM INTRODUCTION
Introduce the project team to the Sustainability Brief for Developments.
STEP 2: DEVELOP A PROJECT SUSTAINABILITY BRIEF
FEASIBILITY
Produce a Project-specific Sustainability Brief – a single A4 sheet. This will identify the project targets, considering the following:
- An initial assessment of the key local authority requirements for:
- Carbon reduction
- Renewable energy technology contribution
-Water
- BREEAM/ Code for Sustainable Homes/ Ecohomes
- Sustainability Brief for Acquisitions or Management reports
- British Land performance metrics.
Sign-off by the Sustainable Developments Executive and Development Executive.
PLANNING AND
SCHEME DESIGN
STEP 3: EMBED PROJECT TARGETS WITHIN DETAILED DESIGN
British Land approval of detailed designs to confirm that the project targets have been embedded.
PROCUREMENT
STEP 4: COMMUNICATE PROJECT TARGETS DURING PROCUREMENT
Convert the Project-specific Sustainability Brief into Project Procurement Documentation for the contractor, sub-contractors and supply
chain. This describes the requirements for the supply chain to deliver the project targets. Template documents exist.
Sign-off by the Sustainable Developments Executive and Development Executive.
CONSTRUCTION
STEP 5: MAINTAIN PROJECT TARGETS DURING CONSTRUCTION
Contractor to report monthly against project targets and performance metrics (see pages 14 to 19).
HANDOVER
STEP 6: PROJECT CLOSE-OUT
Undertake a review of project performance.
Sign-off by the Sustainable Developments Executive and Development Executive.
britishland.com/responsibility | 12
SUSTAINABILITY BRIEF FOR DEVELOPMENTS
APPENDICES
14 Objectives, Targets and
Performance Metrics
20 Implementing our Core Targets
22 Example Targets
25Templates
26 Project Manager To-do List
27 Policy Timeline
28Glossary
britishland.com/responsibility
britishland.com/responsibility || 13
APPENDICES
1. OBJECTIVES, TARGETS & PERFORMANCE METRICS
The table below details our 37 ongoing sustainability objectives and
our 2011/12 core targets, as well as the performance metrics and
evidence to report against these. It also includes suggested targets
that we encourage project teams to address; these encompass a
wider scope and are more ambitious.
ENERGY
See page 22 for a series of example targets to guide and inspire
project teams when setting project-specific sustainability targets.
OBJECTIVE
CORE TARGETS (all major projects)
1
To achieve recognition of sustainable design and construction
through certification and awards.
- Residential refurbishments to achieve EcoHomes or
BREEAM Domestic Refurbishment Excellent
- New residential developments to achieve Code for
Sustainable Homes Level 4
- Office developments and refurbishments to achieve a
minimum BREEAM Excellent rating
- Retail developments and refurbishments to support a
BREEAM Very Good rating
2
To create, enhance and conserve habitat for flora and fauna,
particularly protected species, both on site and in the wider area.
- Developments to result in a net improvement in site
biodiversity
3
To eliminate environmental impacts of a contaminated site
through remediation or control measures.
4
To minimise the consumption of potable water during construction
and prevent pollution.
5
To minimise the consumption of potable water in the completed
development.
6
To improve the quality of surface and ground water and to reduce
the risk of flooding.
7
To minimise energy requirements and greenhouse gas emissions
of the completed development through the adoption of the energy
hierarchy:
- Reduce the demand for energy
- Meet the remaining demand as efficiently as possible
- Supply energy from low-carbon or renewable sources.
8
To minimise energy consumed during construction through the
adoption of the energy hierarchy.
9
To understand and minimise the amount of embodied carbon in
the development and the supply chain.
WATER
BIODIVERSITY
AND LAND USE
CERTIFICATION
ASPECTS
See page 20 for a timeline showing how our core targets should be
implemented during the relevant development phases.
britishland.com/responsibility | 14
OBJECTIVES, TARGETS & PERFORMANCE METRICS continued
OBJECTIVE
1
- Considerate Constructors Score
- BREEAM/ Code for Sustainable
Homes/ Ecohomes level achieved
- BREEAM Design and PostConstruction certificates
- Considerate Constructors Certificate
- Code for Sustainable Homes Design
and Post-Construction Certificates
- Ecohomes Design Certificate
- Achieve a Considerate Constructors score of at least 34
2
- Improvement in site biodiversity
- Percentage of BREEAM ecology credits
achieved
- Biodiversity Action Plan habitats gained
- Biodiversity Action Plan habitats lost
- Landscaping plans for pre and
post-construction
- Copies of calculations
- BREEAM Ecology Report
- Increase of three or more species per hectare using native
and adaptive species (according to BREEAM 2008 and
Code for Sustainable Homes 2010 methodology)
- Mains water used on site (m3).
- Meter outputs/ records
BIODIVERSITY
AND LAND USE
ASPECTS
Key
Performance metrics and progress against project targets are
measured and reported monthly through Credit 360 and quarterly
through the Project Sustainability Register
CERTIFICATION
We use this table to identify our Aspects and Impacts and how we will
address them. An explanation of Aspects and Impacts can be found
in the glossary.
PERFORMANCE METRICS
EVIDENCE
SUGGESTED TARGET
3
4
- Capacities and flow rates not to exceed:
- WCs with average flush of 4.5 litre
- Taps with flow rate of 4 litres per min
- Showers with flow rate of 9 litres per min
- Install a rainwater harvesting or grey water recycling
system to supply water for flushing WCs
WATER
5
ENERGY
6
7
- Reduction in CO2 emissions beyond
Part L 2006
- Reduction in CO2 emissions beyond
current building regulations
- Energy Performance Certificate
(EPC) rating
- SAP/ SBEM outputs (Standard
Assessment Procedure/ Simplified
Building Energy Model)
- Energy Performance Certificate
- Energy modelling outputs
- Specification for the natural
ventilation strategy
8
-
-
-
-
-
-
- Meter outputs/ records
- Purchase orders for fuel
9
- Volume and type of concrete used (m3)
- Volume and type of structural steel
used (m3)
- Volume and type of cladding used (m3)
Electricity used on site (kWh)
Natural gas used on site (kWh)
Diesel used on site (litres)
Liquefied Petroleum Gas used on site (litres)
Oil used on site (litres)
Petrol used on site (litres)
- Spreadsheet confirming detailed
spec of material, source, volume and
embodied carbon figure (if available)
- Reduce CO2 emissions by 25% against Building Regulations Part
L 2010
- Heating energy consumption target of 40kWh per m2 per annum
- Total regulated energy consumption target of 110kWh per m2 per
annum
- Achieve an air tightness value of 3m3 per hour per m2
- Provide natural ventilation for all occupied areas
- Install a green/ sedum roof over at least 50% of the roof area
- Determine the embodied carbon within major building
materials
britishland.com/responsibility | 15
MATERIALS AND WASTE
TRANSPORT
COMMUNITY
ASPECTS
OBJECTIVE
CORE TARGETS (all major projects)
10
To ensure that all appropriate stakeholders are given
sufficient opportunity to comment on, and input to, the design
and construction of the development.
11
To communicate with the local community throughout the
construction process.
- Contractors to participate in the Considerate Contractor
scheme or appropriate similar local scheme
- Contractors to support at least one community day each
year, where members of the team give time to a local
project
12
To encourage suppliers during procurement to incorporate
sustainable practices.
- Contractors to operate a local procurement strategy which
takes into account any local authority framework
13
To prevent and minimise greenhouse gas emissions and air
pollution from transport associated with construction.
14
To design the development to minimise greenhouse gas
emissions from transport associated with the completed
development.
15
To maximise pedestrian and cyclist access and provide
appropriate facilities.
16
To design the development site with flexibility to accommodate
equal accessibility for people of all abilities.
17
To specify and source materials that have positive social and
environmental impacts.
18
To re-use existing building and building elements where they
are fit for purpose.
19
To minimise, with the aim of eliminating, the amount of waste
sent to landfill throughout construction, through implementing
the waste hierarchy of reduce, re-use and recycle.
20
To minimise operational waste through providing facilities for
re-use and recycling.
- 25% of material by value in new buildings to be recycled
content
- 100% of Timber from FSC or PEFC sources
- Divert a minimum of 98% of demolition and strip-out waste
from landfill
- Divert a minimum of 96% of construction and fit-out waste
from landfill
britishland.com/responsibility | 16
ASPECTS
OBJECTIVE
11
- Considerate Contractor reports
- Records (photos, text) of time given to
local projects
- Establish a complaints log and procedure and pass on
information to the project manager
- Appoint a dedicated person to act as a point of liaison and
information for the local community
- Establish a community working group for the duration of the
construction programme, to meet monthly
- Provide a monthly construction newsletter to be displayed
on construction hoardings and distributed to key community
stakeholders and local businesses
- Provide a simplified construction programme to local
residents and businesses
12
- Local procurement strategy
- Total miles travelled by vehicles to
site (miles)/ Type of vehicle
- Transport Log
14
TRANSPORT
SUGGESTED TARGET
- Identify existing stakeholders and community forums for
priority engagement
- Offer a briefing to local councillors and political leadership
where appropriate
- Conduct a range of consultation events suitable to the local
demographic
13
- Pre-application stakeholder
consultation (yes/no)
EVIDENCE
- Copies of stakeholder documentation,
such as meeting minutes, feedback
reports, exhibition boards, photos
10
COMMUNITY
PERFORMANCE METRICS
- Produce a Travel Plan (to BREEAM 2008 specification)
before the detailed design stage and implement the findings
within the design
- Provide secure, covered cycle racks along with internal
showers, and changing/ storage facilities. Reference the
Travel Plan for required quantity
- Provide a dedicated second entrance for cyclists
15
16
MATERIALS AND WASTE
17
- Total recycled content of materials as
per WRAP net waste tool (%)
- Total timber used on site, including
temporary timber and that used
during construction (m3)
- Timber from FSC or equivalent
sources (m3)
- Output from WRAP forecasting tool
- FSC and Chain of Custody Certificates
- Purchase orders
- BES6001 certification for 80% (by volume) of all concrete,
bricks, blocks, steel, aggregates and road surfacing specified
- Ensure all materials and material types specified for the
project are either:
- Re-used or recycled
- Covered by a form of third party certification
- Manufactured in the UK
- Confirmed as meeting UK labour and environmental
standards via a site visit to confirm production and
manufacture
- 40% of materials by value to comprise recycled content
- Total construction waste (tonnes)
- Total construction waste diverted
from landfill (tonnes)
- Non-hazardous demolition waste
diverted from landfill (tonnes)
- Purchase orders
- Site Waste Management Plan
- Waste disposal records
- Divert 100% of demolition and construction waste from
landfill
18
19
20
- Include a central recycling and compostable waste area
along with facilities/ areas for collection on each floor
britishland.com/responsibility | 17
COMFORT, HEALTH AND WELL-BEING
MICROCLIMATE
ASPECTS
OBJECTIVE
21
To improve the local environment and use local environmental
conditions to the benefit of the development.
22
To minimise impact on local air and noise quality, and night-time light
pollution during construction.
23
To prevent and minimise the emission of external air
pollutants during operation.
24
To manage background noise and vibration levels, and night-time light pollution
for neighbours of the development during operation to minimise impact.
25
To future proof the development during design by addressing
the anticipated effects of climate change.
26
To minimise injuries and related ill health during construction, through
enforcing health and safety procedures and providing adequate welfare
facilities.
27
To prevent and minimise the emission of indoor air pollutants.
28
OCCUPIERS
LOCAL ECONOMY AND
EMPLOYMENT
LOCAL
CHARACTER,
DISTINCTIVENESS
AND PRIDE
29
30
CORE TARGETS (all major projects)
- Reportable accident rate on development sites not to
exceed 0.25 per 100,000 hours worked, and lost-day
accident rate not to exceed 0.20
To ensure the development links with its surroundings and nearby facilities,
and provides additional facilities where there is an identified local need.
To create spaces where people feel safe and secure, crime levels are low,
and security is maximised through good design.
To enhance or protect existing features of heritage, where appropriate.
31
To positively contribute to a local sense of pride and character, for
instance through the public realm.
32
To identify and contribute to local priorities and needs, and support
economic growth and diversity in the area.
33
To identify and support local regeneration goals through contribution to,
and development of, local schemes and initiatives.
34
To ensure fair and equal treatment of all personnel during construction.
35
To engage with potential users and occupiers to ensure their needs are
addressed through the design.
36
To ensure all occupiers understand all building design features,
including the optimal building conditions and how to achieve them.
37
To design a development that is adaptable over time to suit the different
uses and the changing requirements of users.
britishland.com/responsibility | 18
OBJECTIVE
ASPECTS
PERFORMANCE METRICS
EVIDENCE
SUGGESTED TARGET
21
MICROCLIMATE
22
23
- Low NOx boilers (<40mg/ kWh) where specified
24
- For refurbishments, reduce background noise and vibration
levels, and night-time light pollution
25
- Identify measures to mitigate against relevant climate change
impacts detailed by the UK Climate Impacts Programme
COMFORT, HEALTH AND WELL-BEING
26
- Reportable accidents
- Lost day accidents
- Minor accidents
- Major accidents
-Fatalities
- Working days lost
- Dangerous occurrences and near misses
- Health and Safety Executive (HSE) visits
- Notices served
- Average personnel on site
- Site inductions
- Total person hours worked
- Accident log
- Personnel log/ records
27
- Specify low VOC materials, including paints, varnishes and
adhesives, as well as floor, ceiling and wall coverings
28
- Provide space and places for growing food
LOCAL
CHARACTER,
DISTINCTIVENESS
AND PRIDE
29
- Design in accordance with Secure by Design standards
30
31
32
LOCAL ECONOMY AND
EMPLOYMENT
- Achieve no accidents on site during construction
- Community contributions through
planning (£)
- Number of individuals in training
schemes and apprenticeships during
construction
- Section 106 agreement
- Correspondence with the local
authority
- Scheme documentation
- At least 5% of materials by value to be locally sourced
- Apprenticeship and training schemes to include security and
administration positions, as well as general construction site
workforce
33
34
- All contractors and sub-contractors to have an equal opportunities and human rights statement approved at director level
OCCUPIERS
35
36
- Undertake a seven-day run to identify any issues that need to be
addressed prior to occupancy
- Provide training for relevant occupiers prior to handover
37
britishland.com/responsibility | 19
APPENDICES
KEY
Implementaion
2. IMPLEMENTING OUR CORE TARGETS
RIBA STAGES
Report / Deliver
Take action
A
B
C
D
E
Appraisal
Strategic
Briefing
Outline
Proposals
Detailed
Proposals
Final
Proposals
CORE TARGETS
Carry out
pre-demolition
audit
1.Divert 98% of demolition
and strip-out waste from
landfill.
Consider waste
reduction
through design
2.Divert 96% of construction
and fit-out waste from
landfill.
3.Reportable accident rate on
our development sites not
to exceed 0.25 per 100,000
hours worked and lost-day
accident rate not to exceed
0.20.
4.25% of materials by value in
new buildings to be recycled
content.
Identify
potential
sources
5.100% of timber is from FSC
or PEFC sources.
6.Office developments and
refurbishments to achieve
BREEAM Excellent Ratings,
retail to support BREEAM
Very Good. Residential
EcoHomes Excellent
or Code 4.
Identify mandatory
requirements, targeted
credits and potential
innovations
7. Contractors to participate
in CCS and support one
community day per year.
8.Contractors to operate a
local procurement strategy.
9.Developments to result in
a net improvement in site
biodiversity.
Undertake
ecological
site survey
Consider potential
enhancements and
improvements, develop
landscape plan
britishland.com/responsibility | 20
IMPLEMENTING OUR CORE TARGETS continued
F
G
Production
Tender
Information Documentation
H
J
Tender
Action
Mobilisation
K
L
Construction to
After
Practical Completion Practical Completion
CORE TARGETS
1. Divert 98% of demolition and strip-out waste
from landfill.
Include specific
requirements
2. Divert 96% of
construction and fit-out waste from landfill. Include specific
requirements
3.Reportable
accident rate on our
development sites
not to exceed 0.25 per
100,000 hours worked
and lost-day accident
rate not to exceed 0.20.
6.Office developments
and refurbishments
to achieve BREEAM
Excellent Ratings, retail
to support BREEAM
Very Good. Residential
EcoHomes Excellent
or Code 4.
7. Contractors to
participate in CCS and
support one community
day per year.
8.Contractors to operate
a local procurement
strategy.
9.Developments to result
in a net improvement in
site biodiversity.
Monitor
and
record
Include specific
requirements
4.25% of materials by
value in new buildings to
be recycled content.
5.100% of timber is from
FSC or PEFC sources.
Report on
performance
Review
tender return,
ensure
contractor
can deliver
Include
specific
requirements
Include specific
requirements
Include specific
requirements
Include specific
requirements
Develop site plan, preferred
species lists and include any
contractual requirements
for exisiting biodiversity
Report on
performance
Report on
performance
Record
recycled
content of
materials
Report on
performance
Collect
responsible
sourcing
certificates
Report on
performance
Review
tender return,
ensure
contractor
can deliver
Collect
evidence
and submit
Design Stage
Assessment
Collect
evidence and
submit Post
Construction
Assessment
Review
tender return,
ensure
contractor
can deliver
Deliver and
record
Report on
actions and
performance
Review
tender return,
ensure
contractor
can deliver
Review
tender return,
ensure
contractor
can deliver
Register
Implement
strategy
Report on
performance
Implement
design and any
recommendations
britishland.com/responsibility | 21
APPENDICES
3. EXAMPLE TARGETS
BELOW IS A LIST OF EXAMPLE TARGETS TO ADDRESS OUR OBJECTIVES. THESE RANGE
FROM GOOD TO EXEMPLARY PRACTICE. THEY DO NOT COMPRISE A COMPREHENSIVE LIST
OF TARGETS AND SHOULD BE DEVELOPED BY THE TEAM TO SUIT THE SPECIFIC PROJECT.
CERTIFICATION
- BREEAM Outstanding rating
- Reduce CO2 emissions by 20% through the adoption of on-site, lowcarbon technologies and renewable energy sources
- LEED Gold/ Platinum rating
- Achieve an Energy Performance Certificate (EPC) rating of 25 on
new developments and 31 on refurbishments
BIODIVERSITY AND LAND USE
- Increase of six or more species per hectare using native and
adaptive species
- Achieve an air tightness value of 2m3 per hour per m2
- Develop wildlife corridors through the site that link to off-site
spaces
- Provide an educational resource that links to the ecological
enhancements proposed
- Ensure that all remediation measures will take place on site, with
minimal removal of contaminated soil, following Best Practicable
Environmental Option (BPEO) practices
- Design the development to mitigate against potential future
contamination from site related activities
- Incorporate a woodland area into part of the external landscape
WATER
- Set targets for water use during construction (m3)
- Set the following targets for operational potable water:
- Commercial: 1.5 m3 per person per year
- Residential: 90 litres per person per day
- Baseline energy consumption target of 90kWh per m2 per year
- Heating energy consumption target of 30kWh per m2 per year
- Design to promote the use of stairs over lifts
- Provide a plan for post-occupancy evaluation and seasonal
commissioning, with the intention of 90% occupier satisfaction with
the building within 12 months
- Install earth ducts or other innovative technologies
- Conduct a life cycle cost assessment (following BREEAM guidance)
on major materials for the development, considering the embodied
energy, environmental impact, longevity and end-of-life disposal of
each material
- Ensure daylight levels meet all BREEAM/Code for Sustainable
Homes requirements for the relevant building type
- Design to minimise the reliance on artificial lighting during daylight
hours
- Design a naturally ventilated central London office
- Ensure all installed equipment is water efficient, for instance
commercial scale washing machines that recycle water
COMMUNITY
- During construction, invite local community groups to visit the site
to learn about the construction process and the development design
- Install a leak detection system that covers all pipe work provided for
the development
- Where possible, tie community consultation into existing local
community forums
- Install sub-meters on large water consuming equipment,
departments/areas and occupier areas
- Provide updates on the project to local community forums
- For a brownfield site, reduce the extent of impermeable area across
the site by at least 25%
- In Flood Zones 2 and 3, ensure all areas of the building and a safe
passage from the site can be achieved, 600mm above the flood plain
level
- Provide attenuation for the 100-year storm, plus 30% allowance for
climate change (based on current best practice).
- Install a water treatment plant on site to treat at least 50% of waste
water, and re-use the treated water on site
ENERGY
- Set targets for energy use per month and continually review
opportunities to improve efficiency throughout construction
- Exceed the minimum energy efficiency standard required by the
Government’s 2019 zero-carbon target for non-domestic buildings
- Allow at least one ‘community day’ per year, whereby construction
staff are encouraged to volunteer towards a local project of their
choice
- Identify existing stakeholders and community forums for priority
engagement
- Produce a community consultation plan and appoint a community
liaison officer to consult with the community on a regular basis
throughout design and construction
- Provide viewing windows (consider height variations) through the
construction hoardings or an on-site viewing platform, where
school groups and residents’ representatives can view the progress
of the construction
- Provide learning opportunities for the local community to raise
awareness of sustainable development during construction and
operation
- Design a building to achieve carbon neutrality over the year
britishland.com/responsibility | 22
TRANSPORT
- Investigate opportunities for using waterways to transport
materials
- Investigate the potential for using reverse logistics
- Limit car parking spaces:
- Central London offices: No car parking, except for disabled and
two delivery spaces
- Offices outside London: Limit car parking spaces to a maximum
of one space per three anticipated users
- Provide electric car charging points for 5% of car parking spaces
- Set operational targets for greenhouse gas emissions arising from
travel to and from the building, based on travel demands
- Provide a shuttle bus service to a nearby transport hub during
working hours
- Provide safe, dedicated and equal priority pedestrian and cyclist
access from the site boundary, through parking areas and to all
main building entrances
- Ensure pedestrian and cyclist access takes priority over vehicular
access to the development and within the development site
- Provide up-to-date local transport information on site for all users
- Contact local bus providers to see whether services can be
modified to increase access to the development
- Ensure the design provides equal status for disabled access into
the development and around the development site
- Ensure the design of the development meets the relevant
recommendations laid out in British Standard 8300:2009 ‘Design
of buildings and their approaches to meet the needs of disabled
people’
MATERIALS AND WASTE
- During design specify materials that can be easily re-used or
recycled at the end of their life
- Produce a detailed materials specification for the contractor,
identifying potential makes and manufacturers
- Third-party certification (Environmental Management System) for
the base material supply and manufacture of 80% of materials (by
volume) within the: structural frame, ground floor, upper floors,
roof, internal and external walls, foundations/substructure,
staircases, stairs, windows, internal and external doors, skirting,
panelling, furniture, fascias and insulation materials
- 50% of materials by value in the new development to comprise
recycled content
- 25% of new materials by value in the refurbishment to comprise
recycled content
- Use thermal insulation with a low thermal conductivity of at most
0.03W/mK
- Use landscaping and roofing materials with a high solar reflective
index and Green Guide rating
- Avoid use of PVC
determine the potential to re-use the existing building
- Set targets for the amount of waste produced per m2 of the
development and track performance through the Site Waste
Management Plan
- Produce a recycling strategy for construction, based on the anticipated
waste streams and recycling requirements. This is to include waste
produced by contractors, such as food waste and packaging
- Provide composting facilities for all kitchens within the development
- Provide recycling points throughout the building in more prominent
locations than for general waste
- Carry out a life cycle assessment of major construction materials,
focusing on their end-of-use potential. Use this to inform the
specification of materials
- Ensure floor to ceiling heights can support office, retail and
residential use of space
- Ensure internal spaces are designed with future flexibility in mind,
through reducing the number of internal load bearing walls and
using demountable partitions
- Provide sufficient flexibility within lighting and heating zones and
controls strategies that allows for changes in the layout of internal
space
MICROCLIMATE
- Conduct an assessment of local wind speeds and solar path prior to
concept design
- During construction, adopt best practice measures to control
emissions. For instance, London Best Practice Guidance: The
control of dust and emissions from construction and demolition
- Assess the air quality and microclimate of the area, and locate and
design orientation and ventilation accordingly
- Use natural or no refrigerants
- Conduct a Noise Impact Assessment in line with BS 4142: Method
for rating industrial noise affecting mixed residential and industrial
areas
- During construction follow Institution of Lighting Engineers
guidance notes for the reduction of obtrusive light
- Design external lighting to Institution of Lighting Engineers
guidance notes for the reduction of obtrusive light
- Reduce the input power of all non-emergency lights by at least 50%
during unoccupied hours, to reduce the light spill from within the
building at night
- Night-time lighting to be non-intrusive, where development is
located near residential properties
- Model the likely effects on thermal comfort within the building from
anticipated changes in temperature from climate change. Carry
out recommendations based on the model where mitigation can be
effected
- Include a dedicated internal planting area to improve internal air
quality
- A+ and A Green Guide ratings for 80% (by volume) of the materials
within: internal and external walls, upper floor construction,
insulation, windows, roof, landscaping and floor finishes
- Identify elements of the existing building that can be re-used rather
than recycled
- Re-use or recycle at least 50% of existing materials on site
- Conduct a cost and environmental feasibility assessment to
britishland.com/responsibility | 23
EXAMPLE TARGETS continued
COMFORT, HEALTH AND WELL-BEING
- Assess the likely impacts of the choices of ventilation strategy on
internal noise levels throughout the development
- Locate windows at least ten metres away from sources of external
pollution, such as major roads and industrial plant
- Provide minimum separation distances of ten metres between air
intakes and extracts, including boiler flues, ventilation and heat
rejection plant
LOCAL ECONOMY AND EMPLOYMENT
- Consult with the local authority’s economic development team to
ensure connections with existing databases and ‘meet the buyer’
events
- Assess local providers to determine whether materials specified in
the design can be sourced locally
- Carry out training days for potential suppliers, for instance on
achieving ISO compliance and reducing transportation costs
- Meet Chartered Institution of Building Services Engineers (CIBSE)
requirements relating to indoor air quality and fresh air rates
- Employ at least 5% of workers through an apprenticeship or training
scheme
- Prevent occupiers from smoking within eight metres of any main
entrance
- Contact a national or local training scheme prior to construction to
involve local people with the development
- Determine locations of nearby community facilities and establish
links for site users to use these facilities
- Develop an equal opportunities statement for the construction
team/occupiers
- Design areas of the development to be separately accessible
by groups within the community, following discussions with
stakeholders
- Undertake a staff survey during construction to determine the
demographic of the construction workforce
- Design residential spaces to meet the requirements within the
London Housing Design Guide
- Ensure any partitions for offices located within the building are at
least partially transparent
- Locate office areas within seven metres of external windows
- Ensure a view out of the building is available from all office areas
- Ensure there are no permanent external visual obstacles within ten
metres of windows
LOCAL CHARACTER, DISTINCTIVENESS AND PRIDE
- Where there is an existing feature of heritage value on or near
the site, consult with English Heritage and the local authority
at the outset of the project to determine suitable protection and
enhancement measures
- Employ at least 10% of the construction site workforce from the
local area, as defined by the Project Manager
- Undertake a ‘needs survey’ of the local area to determine the type of
development that is required in the area
- Consult with local residents and community groups to identify
opportunities to provide social, economic and environmental
enhancement
- In London, pay all site workers the London Living Wage
OCCUPIERS
- Include potential occupiers in initial design reviews to determine
whether occupier requirements are being met through the design
- Consult with occupiers of existing buildings of a similar type to
determine any user issues, and address these in the development
design
- Consult local residents at an early design stage and identify
opportunities for enhancing local character
- Achieve 90% satisfaction rate on post-occupancy surveys with
occupiers
- Commit to design a development that will instil a sense of pride
within occupiers and local residents
- Apply the BSRIA (Building Services Research and Information
Association) Soft Landings Framework
- Contribute to a local art project
- Explore the opportunity for community art hoarding projects with
local community groups and schools
- Provide training sessions for customers/occupiers upon occupation
so they understand the building controls, general operations, and
how and where to access required information
- Explore the opportunity for education projects with local schools
through the construction process
- Provide on-site support for the facilities management team for
three months following occupation
- Encourage all suppliers to provide at least one ‘community day’ per
year, whereby staff are encouraged to volunteer towards a local
project of their choice. For instance, painting a local school hall or
providing plumbing assistance to a local community hall
- Leverage leasing arrangements to encourage sustainable
behaviour from occupiers
- Provide British Land with feasibility designs for potential
pedestrian-orientated safe environments
britishland.com/responsibility | 24
APPENDICES
4. TEMPLATES
Contact our Sustainable Developments Executive for editable electronic templates of the:
→Project-specific Sustainability Brief
→Project Sustainability Register
→Generic Register of Environmental, Legal and other Requirements
Project-specific Sustainability Brief
Generic Register of Environmental, Legal and other requirements
Project Sustainability Register
britishland.com/responsibility | 25
APPENDICES
5. PROJECT MANAGER TO-DO LIST
BASED ON THE FULL BRIEF PROCESS.
On major projects, appoint a Sustainability Consultant to the project team to
undertake steps 2.1 onwards.
Report quarterly on the Project Sustainability Register to the Sustainable
Developments Executive.
ACTION ITEM
CHECK
STEP 1: PROJECT TEAM INTRODUCTION
1.1
Introduce the project team to the core targets and the Sustainability Brief for Developments. Include the Sustainability
Brief for Developments as part of the tender documentation and contractual obligations for the full project team.
STEP 2: DEVELOP A PROJECT-SPECIFIC SUSTAINABILITY BRIEF
2.1
Undertake an assessment of the potential environmental impacts of the project. Review the local authority sustainability
targets. Support the Community Executive in an initial engagement with the local community to understand their
needs– this could include a stakeholder mapping exercise.
2.2
Develop the Project-specific Sustainability Brief following an initial review of project information.
STEP 3: IDENTIFY AREAS FOR PROJECT INNOVATION
3.1
Hold a sustainability workshop to review lessons learnt, and to identify and prioritise sustainability innovation
options, including local community needs. Provide the Sustainable Developments Executive with a preliminary list
of the innovation options for the project.
3.2
Discuss sustainability innovation progress at relevant project team meetings.
STEP 4: SET PROJECT TARGETS
4.1
Hold a meeting or workshop to review the objectives, core targets, suggested targets and example targets to
identify potential project targets. This should also identify environmental Aspects and Impacts. Reference the
findings and mitigation of the Environmental Impact Assessment.
4.2
Create the Project Sustainability Register using the template provided. Discuss and agree project targets with the
team at relevant meetings. If a target is not taken forward, state this, and provide an explanation under the ‘status’
column. Manage British Land sign-off of the Project Sustainability Register.
4.3
Create a Register of Environmental, Legal and other Requirements based on the generic version provided.
STEP 5: EMBED PROJECT TARGETS WITHIN DETAILED DESIGN
5.1
Hold a meeting or workshop to review and revise the project sustainability targets. Ensure that British Land signs-off
any changes to the Project Sustainability Register.
5.2
Manage British Land approval of detailed designs to confirm that relevant design targets have been met.
STEP 6: COMMUNICATE PROJECT TARGETS DURING PROCUREMENT
6.1
Convert the Project Sustainability Register into Project Procurement Documentation for the contractor, sub-contractors
and supply chain, describing the requirements for the supply chain to deliver the targets. Examples of the Project
Procurement Documentation are available from our Sustainable Developments Executive.
STEP 7: MAINTAIN PROJECT TARGETS DURING CONSTRUCTION
7.1
Confirm that all necessary environmental consents and licences are obtained before construction works start.
7.2
Update the Project Sustainability Register each quarter with progress towards targets. Ensure that the contractor
reports on monthly performance metrics via Credit 360, the online reporting system.
7.3
Review the handover process for training and day-to-day management of the building to ensure the process addresses
environmental impacts. Obtain sign-off by our Sustainable Developments Executive.
STEP 8: PROJECT CLOSE-OUT AND LESSONS LEARNT
8.1
Undertake a final review of the Project Sustainability Register. Develop a Project Close-out and Lessons Learnt Report.
8.2
Undertake Post Occupancy Evaluation to assess the performance of the occupied building against the design.
Update the Project Close-out and Lessons Learnt report.
britishland.com/responsibility | 26
britishland.com/responsibility | 27
MAYOR OF
LONDON:
THE LONDON
PLAN 2010
RENEWABLE
ENERGY
INCENTIVES
CERTIFICATION
SCHEMES
BUILDING
REGULATIONS
Expected targets
Water: Water Neutrality on
Major Developments
Zero Carbon: Non-Domestic
Zero Carbon: Domestic
London CO² emissions
Waste: Zero waste to landfill
Waste: Increasing reuse of Constructive,
Excavation and Demolition waste
Renewable Heat Incentive, RHI
Feed in Tariff-FIT
LEED
BREEAM
Code for Sustainable Buildings
Code for Sustainable Homes
Publicly Funded
Part L2: Non Domestic
Part L1: Domestic
Water: Part G (2010)
2008
2012
Launch
CSB
CSH6 >2014
RHI rtaes reviewed at intervals
FIT rates reviewed at 5 year intervals
Updated 2013
Water Neutrality (Current requirement)
RHI
Introduced
2014
30%-44% CO² reduction
(Aggregate)
All levels revised 2011 i.e
Excellent 2008 + Excellent 2011
CSH4 2011-2014
25% CO² reduction (Aggregate)
25% CO² reduction > 2010
2015
44% CO² reduction > 2013
2013
Domestic: 125 Litres / person / day
2011
FIT introductory rates apply 2001-2012
Rev 3
Revised 2008
Consultation
CSH3 <2010
2009
Targets expected to be maintained or
revised to be more challenging
Published targets
2010
KEY
6. POLICY TIMELINE
APPENDICES
2020
2019
2024
2023
2022
2021
Zero Carbon (Non-Domestic) >2019
Zero Carbon (Domestic) >2016
2027
2026
2025
ZERO Carbon (Non-Domestic)
London CO² emissions reduced by 60% below 1990 levels by 2025
95% reuse by 2020
Zero Carbon (Domestic) > 2016
2018
2017
2016
37% - 53% CO² reduction
(Aggregate)
2031
2030
Zero landfill by 2031
2032
2029
2028
APPENDICES
7. GLOSSARY
BRITISH LAND GATEWAYS
Project Inception (RIBA A): An assessment
of the financial viability of the project at the
conception stage, based on historic data.
Feasibility (RIBA B): An assessment of the
financial viability of the project, based on
similar projects and with the Project-specific
Sustainability Brief in mind.
Planning (RIBA C): An assessment of the
financial viability of the project at the early
design stage, to check that the scheme
is delivering the desired financial return.
The Board is approached for a financial
contribution at this stage.
Scheme Design (RIBA D – E): An assessment
of the financial viability of the project at the
detailed design stage; following this stage
there is a full commitment to build. A detailed
cost plan is developed.
Procurement (RIBA F – H): An assessment
of the financial viability of the project prior
to signing contracts with the contractor.
Sometimes Scheme Design and Procurement
can occur at the same time, depending on the
type of contract.
Construction (RIBA J – L): An assessment of
the financial viability of the project throughout
construction, to check that the project is
within budget.
Handover (RIBA M): Preparation for the
building to be occupied; the post-occupancy
evaluation is undertaken at this stage.
BRITISH LAND TARGETS AND METRICS
Core targets: Our annual corporate
responsibility targets applicable to all major
developments and refurbishments; these
are updated annually in our Corporate
Responsibility Report.
Example targets: Targets we provide as
guidance and inspiration to project teams
when setting project targets against our
sustainability objectives.
Performance metrics: Data that we report
within our Corporate Responsibility Full Data
Report. We require our project teams to report
on those metrics related to developments and
refurbishments monthly via Credit 360 and
quarterly through the Project Sustainability
Register.
Project targets: All the targets identified
within the Project Sustainability Register.
These comprise both our core targets and
those project-specific sustainability targets
developed by the project team in discussion
with British Land, using our suggested
targets and example targets as guidance and
inspiration.
Suggested targets: Sustainability issues that
we encourage project teams to address; these
encompass a wider scope than core targets
and are more challenging.
BRITISH LAND PROJECT
DOCUMENTS AND REPORTING
Credit 360: The online reporting system used
by our Sustainable Developments Executive
during the construction phase to collect
performance metrics data from the Project
Manager each month.
Project-specific Sustainability Brief: A
single A4 sheet outlining our core targets for
a project, and any community or planning
requirements. This Brief is created prior to
commissioning the design team.
Project Sustainability Register: A detailed
document setting out all project targets
and performance metrics, as well as
responsibilities, estimated costs, evidence
required and risks. It is also used to track
progress against targets and identify next
steps. This Register is developed and
managed by the Project Manager and project
team. It is a living document that the project
team updates regularly, providing all revisions
to our Sustainable Developments Executive.
This forms the main procedure for our ISO
14001 certified Environmental Management
System. For an electronic template contact
our Sustainable Developments Executive.
Project Procurement Documentation:
Contractual documentation describing the
requirement for our supply chain to deliver the
targets set out in our Project Sustainability
Register.
Register of Environmental, Legal and
other Requirements: A written record of
the environmental legislation and other
compliance requirements likely to apply to
some or all of the project activities. It is a
requirement to compile this register as part of
our Environmental Management System and
to update the information regularly to reflect
any changes in legislation. Where there is no
project-specific register, a generic register
can be held on site. For an electronic version
of our Generic Register of Environmental,
Legal and other Requirements contact our
EMS Manager.
BRITISH LAND ENVIRONMENTAL
MANAGEMENT SYSTEM
Continuous improvement: The ongoing
process of analysing a project and feeding
forward the lessons learnt to the next project
to achieve a potential improvement.
Environmental aspects: An ISO 14001
term, equivalent to our areas for sustainable
development. They comprise any element of
our development or refurbishment activities
that can interact with the environment (cause
or input).
Environmental impacts: An ISO 14001 term,
equivalent to our objectives for sustainable
development. They comprise a change to
the environment (effect or output), either
positive or negative. These can have a direct
and decisive impact on the environment
or contribute partially or indirectly to a
larger environmental change. All potential
environmental impacts are to be identified.
Environmental management procedure: A
process within a larger management system
used to establish an environmental policy
and manage the environmental aspects of
an organisation’s activities, products, and
services. This Brief forms part of our ISO
14001 certified Environmental Management
System.
SUSTAINABILITY RATINGS
BREEAM: The Building Research
Establishment Environmental Assessment
Method assesses the environmental
performance of buildings against a range of
criteria, including energy use, health and wellbeing, pollution, transport, land use, ecology,
materials use, waste management and water
use.
Code for Sustainable Homes: The Code
measures the sustainability of new homes
against nine categories of sustainable design,
rating the whole home as a complete package.
It covers energy and carbon, water, materials,
flooding and flood prevention, waste, pollution,
health and well-being, management and
ecology.
Ecohomes: The residential version of
BREEAM; it balances environmental
performance with the need for a high
quality of life and a safe and healthy internal
environment.
britishland.com/responsibility | 28
This Sustainability Brief for Developments has been
developed with the assistance of Inbuilt Ltd.
We thank the following people for their contribution:
Judit Kimpian Aedas
Jo Smallwood Arup Associates
Patrick Bellew Atelier 10
Ant Burd Department for Communities and Local Government
John Fiennes Department for Communities and Local Government
Isabel McAllistar Cyril Sweett
John Connaughton Davis Langdon
John Davies Davis Langdon
Davis Taylor-Valiant Greater London Authority
Jane Carlsen Greater London Authority
Rab Bennetts Bennetts Associates
Anne Surgenor UK Green Building Council
Joanne Wheeler UK Green Building Council
NEQ Project Team
Whiteley Village Project Team
britishland.com/responsibility | 29
WANT TO KNOW MORE?
If you would like to know more about our
approach to corporate responsibility or
let us know your views, please email us at
[email protected]
Or write to:
Sarah Cary
Sustainable Developments Executive
British Land
York House
45 Seymour Street
London W1H 7LX
t. +44 (0) 20 7486 4466
f. +44 (0) 20 7467 2869
britishland.com/responsibility
The ISO14001 accredited printer used its SylvaPack
environmental print route on FSC certified recycled paper
using electricity generated using 100% renewable power.
britishland.com/responsibility | 30