Finished Product - Environmental
The management of buildings has not been a focus of demonstration projects. Therefore in this section each of the criteria are explained separately, and one demonstration is used as an illustration.
Manage building systems, ecological features and waste for maximum efficiency considering the design.
Water and energy consumption can be reduced by up to 80% through careful management. Good waste management practice, following the 'waste hierarchy' - reducing, re-using, recycling and as a last resort disposing of waste - can reduce operational waste disposal costs by anything up to 90%. It is well-documented that the majority of businesses can save between 1 and 4% of their turnover through undertaking a waste minimisation exercise.
Use post occupancy evaluation and feedback.
As has already been outlined in the economic and social sections, post occupancy evaluation is vital to efficient building management. Occupants needs information on how to use a new or refurbished building. In the Housing Forum demonstrations report (February 2002) 66% of demonstrations were reported to engage users by providing high-quality information about the building. The Environmental Office building at BRE provided a user-friendly source of information by producing mouse mats with an explanation of the environmental control printed on them. Information must be close at hand for building users to access easily. Once occupants are well informed, more value can be gained from evaluation and feedback. The BRE Environmental Office held a building users feedback group for several years, at which users could discuss their concerns with the facilities manager.
Follow the design criteria for maintenance, repairs and refurbishment.
The environmental impact of a building will continue throughout its life cycle. Its operation and management, repair and maintenance, and its demolition all have different impacts. The ongoing maintenance, repair and refurbishment of buildings can have a greater impact over the lifespan of the building than its original construction. Good operational management of buildings is therefore crucial to reducing their environmental impact. Maintaining buildings appropriately, taking into account both materials and methods used, can reduce their impact on ecological systems and help to improve the biodiversity of an area.
The Wessex Water New Operations Centre (demonstration number 11) has received great acclaim. Much focus has been upon the innovations used during construction. The design and construction considered the building users and function in mind.
Careful attention was paid to thinking through the structure, M&E services and office equipment so they mesh together. When the building won the British Construction Industry Awards, the judges visited it one year after completion. They found none of the DIY adjustments and additions to the lighting, ventilation, electrical supply and filing systems that people usually carry out to make up for the deficiencies in the original design. Clean and calm is the first impression, apart from the smokers shelter, a genuine bike shed like structure positioned discreetly away from the main building.
Focussing on predominantly natural ventilation, the building utilises solar water heating panels, condensing boilers, grey/ rainwater collection and recycling, and a Building Management System with zone control stations to monitor and control the building's environmental systems and artificial lighting control systems.