Heygate Estate & Proposed Redevelopment

Building Life Cycle

Carbon Analysis

Introduction

Deloitte Our Sustainability Expertise

Deloittes Sustainability Services group delivers advice in a number of areas of specialism. The team that carried out this independent assessment is called dcarbon8, highlighted below:

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Deloitte Team

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Guy Battle, Partner UK Sustainability ServicesProgramme LeaderSustainability Services Environmental engineer and specialist in sustainable design Ran Battle McCarthy: sustainable engineering consultancy Created dcarbon8: carbon and sustainability consultancy Merged with Deloitte built up Sustainability Services team

Steven Moore, Senior Consultant UK Sustainability ServicesLead ConsultantSustainability Services Environmental scientist and carbon management specialist Life cycle assessments for products and buildings Sustainable office design and supply chain workshops Experience of BS EN 15978, ISO 14064, PAS 2050 standards

The Deloitte team that carried out this assessment comparing the existing Heygate estate with the proposed redevelopment:

Background

UK Greenhouse Gas Emissions

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UK greenhouse gas emissions can be divided into the 7 end-user groups shown below. Residential emissions account for approximately 27% of the total. Between 2009 and 2010 residential emissions increased by 9%.

2011 UK GREENHOUSE GAS EMISSIONS, PROVISIONAL FIGURES AND 2010 UK GREENHOUSE GAS EMISSIONS, FINAL FIGURES BY FUEL TYPE AND END-USER , Department of Energy and Climate Change, 29th March 2012.

UK Residential Sector

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Based on 109,020 newly built homes in 2011. Approximately 25 million existing UK homes Total residential emissions of 157.2 Mt CO2e

Operational residential emissions

96%

Embodied residential emissions

4%

Approach

Life Cycle

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This study assessed the lifecycle for the building from cradle to grave, divided into six standard stages.

These are grouped into:

Embodied (including products and construction, maintenance, and end-of-life)

OperationsThis study examined both the embodied and operations carbon emissions measured in tonnes carbon dioxide equivalent (tCO2e).

This life cycle assessment approach, although high level and including secondary data sources, defines the scope and boundary according to the standard BS EN 15978: 2011: Sustainability of construction works Assessment of environmental performance of buildings Calculation method.

Goals of the Study

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The purpose of this study was to compare the life cycle carbon emissions (LCCE) of theexisting Heygate estate with the expected LCCE of the planned redevelopment by LendLease.

The objectives of this study were as follows:

1. to undertake an embodied carbon emissions (ECE) impact assessment of theexisting Heygate estate in Elephant & Castle and proposed new development

2. to provide an estimate of the operational carbon emissions (OCE) of the existingestate and of the proposed new development over a 60 year lifetime

3. to combine the ECE and OCE with to compare the LCCE of the existing estate andthe proposed new development

Boundary

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The assessment covered the following boundary, outlined in red on the map:

25 buildings (petrol station excluded) of which 3 are were clad in brick

Total Gross Internal Area: 103,041m

External Area (EA): 105,100 m (1,131,286 sq ft)

Calculation Methodology

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An LCCE impact assessment for Building 22 (1-49 Wingrave) was calculated and the total was then divided by the GIA of the building to understand the LCCE intensity per sq m.

Wingrave was chosen as a typical example of the type of building in the estate based on its size, height and construction.

This carbon intensity figure per sq m GIA was then applied to the total GIA of the existing and demolished buildings to calculate an estimate of the total LCCE of the site.

The external areas include the raised walkways, which were measured from site drawings in order to estimate the concrete and other materials used in their construction

With consultation with Lend Lease it has been assumed that half of the area of the raised walkways contained garages underneath.

The LCCE of the external areas were modelled separately and then a proportion was allocated to each building based on its GIA.

Building 22

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The building assessed was 1-49 Wingrave, on the north edge of the Rodney Roadsection of the estate. The main features include:

Gross Internal Area (GIA): 4,553 m2 (49,008 sq ft) Building Volume: 12,293m

Jesperson Long Panel System (LPS) (prefabricated structural concrete panels) Old core including lift shafts/machinery and water tanks

9 Levels including ground (2.7m tall) with floors consisting of timber baton to timber floor planks on top of vertical concrete units

Foundations (ground slab and foundation): 435m Single glazed, steel framed windows

Flat roof with insulation

Use of Primary and Secondary Data

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Lend Lease & Southwark Council provided primary data for the following data points:

Quantity of material due to be recycled on the site from the demolition of the existing buildings

Estimations of the volume of the foundations and ground slab for the buildings by Rodney Road

Plans and gross internal areas (GIAs) for the buildings within the existing estate Details of the prefabricated concrete panel system used for the existing estate Plans for the planned development including estimated GIAs of the buildings Outline details of the structure and cladding of the planned buildings Rodney Taplow Energy Study for heating and hot water of the existing estate

Deloitte has used secondary data for the following:

All other data points including BRE Energy Use in Homes study, the Bath Inventory of Carbon and Energy 2.0 database, and DEFRA/ DECC greenhouse gas conversion factors.

Carbon Impact Assessment

Embodied Carbon Calculations

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The life cycle carbon emissions of the existing estate were estimated by inputting the primary and secondary data collected into our bespoke building carbon calculator.

This models the carbon emissions for each of the materials and components based on a database of industry averages called the Inventory of Carbon and Energy, created by the University of Bath.

Materials & Constructin

(ECE)

Maintenance & Refurb.

(MCE)

Heating, Cooling & Lighting

(OCE)

Demolition & Recycling

(ELCE)

Carbon Emissions

Materials Components Lifetime Recyclability Operational

Performance

By building section

By building material

Over the life cycle

INPUTS CALCULATOR OUTPUTS

Embodied Carbon Existing Estate

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The total embodied carbon footprint of both existing estates is estimated at 45,160 tCO2e, or 0.41 tCO2e per m2

By modelling the life cycle for the whole estate, 81% of the embodied carbon was estimated to have been emitted during the construction, and 8% from maintenance of the buildings.

Demolition of the buildings is estimated at 11% based on previous building measurements

Embodied Carbon Existing Estate

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The graph below shows the carbon emissions from the construction of the existing estate,divided into the different building sections substructure (ground slab); superstructure(building above ground); fit-out (shell & core) partition walls, ceilings, lifts, mechanical andelectrical works.

Embodied Carbon Planned Development

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The graph below shows the carbon emissions from the construction of the planneddevelopment, and compares it to the footprint of reduction scenarios

Operational Carbon Comparison

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Comparing the energy efficiency of the existing estate and the new development over 60 years:

-77%

Operational Carbon Savings over the Buildings Lifetime

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The graph below shows the expected operational carbon emissions over the next 60 years, comparing the existing estate with the planned development.

-94%-77%

Life Cycle Carbon Comparison

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The graph below compares the life cycle carbon emissions over 60 years, with two scenarios for both the existing estate and planned development.

-71%-61%

Lifecycle Carbon Savings

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Using the carbon savings from the new more energy efficient buildings compared to the energy efficiency of the existing estate, how many years would it take to pay back* the embodied carbon of the planned redevelopment? And of the existing estate as well?

*Payback periods shown are an average of scenarios modelled variance is estimated at +/-20%

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50,000

100,000

150,000

200,000

250,000

0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35

C

a

r

b

o

n

E

m

i

s

s

i

o

n

s

(

t

C

O

2

e

)

Years

Embodied emissions of Redevelopment

Embodied emissions of Redevelopment & Existing Estate

Embodied emissions of Existing Estate After about 6 years, the

operational carbon

savings will equal the

embodied emissions of

the existing estate.

After 16 years,

the operational

carbon savings

will equal the

embodied

emissions of the

new

development.

By 23 years, the

operational carbon savings

will equal the embodied

emissions of both the

existing estate and the new

development.

Conclusions

Conclusions

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The impact assessment demonstrated: Despite significantly increasing the number of homes, based on the data available, the

significantly increased energy efficiency of the new homes will payback the carbon emissions from constructing the planned development within approximately 16 years

Further analysis showed that: The impacts of the construction could be lowered through reductions in embodied

carbon. Lend Lease has implemented some of these reductions on other projects. Low and zero carbon technologies would also make the operational savings higher

therefore reducing the time to payback the embodied carbon of the new development. Lend Lease has investigated a number of options and is expecting biomethane to be used for the CHP plant, which is likely to reduce operational carbon further

The design team, main contractor and wider supply chain could be engaged in order to realise the carbon savings

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