Arm152.2 Sagov Margo

The Brunswicks Environmental Performance: The Role of Management
Margo Sagov
April 2011
UEL MA S&D URBAN ECOLOGY ARM 152.2 - u0916331
THE BRUNSWICKS ENVIRONMENTAL PERFORMANCE: THE ROLE OF MANAGEMENT - Urban Ecology - ARM 152.2 - UEL MA S&D - Margo Sagov - u0916331 - April 2011
ABSTRACT The Brunswicks Environmental Performance: The Role of Management
Whereas there are many aspects of The Brunswick to celebrate, it achieved low scores, both presently and potentially in respect of Green Infrastructure and Building credits in a recent LEED Neighbourhood Design appraisal. Why is this so? The limitations are NOT especially physical, although there may be legal and cost restraints. There are large areas of flat roofs and under-used terraces that could be utilised to make the complex more sustainable. There are also sections of the basement car parks that could be given over to community fuel saving technologies. The LEED-ND report identified a variety of potential retrofit measures that might be applied, despite the buildings Grade II listing. The main obstacle to any change is the dysfunctional system of split maintenance and management between demises, which is the unhappy legacy of the original lease agreement drawn up between the freeholders and head lessees Camden Council at the buildings inception in the early 1970s. The primary cumulative affect has been the continuing deterioration of the building fabric through water ingress and other defects.
Such paralysis makes it practically impossible to suitably execute standard repairs, never mind plan for whole building environmental improvements. This is a UK-specific scenario that LEED-ND does not adequately address. Although the Brunswick is a unique mixed-use development, with a variety of commercial and retail tenancies, some residential owner-occupation and almost 80% social housing, the fact remains that it is a single physical entity. The devolution of day-to-day management between the respective sectors works reasonably well, but difficulties arise around the delineation of major works contracts for repairs and improvements. In order for such works to be effective, cyclical maintenance works ought to be thoroughly planned and done all at once, presided over by one unified project management team of consultants and main contractors. In the authors view this is the best way to thoroughly address both the concerns of the lessees and end users, to manage works related to climate change adaptations, and to protect the freeholders long-term interests. To bring about such a systemic change could entail legal advice and negotiations to vary leases.
Freehold ownership has changed twice since 2006. The commodification of the property, coupled with remote landlords is evidently unhelpful to the building and its residents. Reducing the carbon footprint of The Brunswick over time is both timely and an increasingly mandatory requirement for business premises and council flats alike. The report examines mechanisms whereby all the parties can be brought into collaboration, so that cost effective green interventions to the whole building, could be integrated into future major works programmes. Where applicable, legislation, case studies and historical precedents are used to inform the authors arguments. The main question is how to encourage the landlords to take a more active interest in their building and plan for its long-term viability? The impetus for change needs in the first instance to be generated by the ownership, and management instructed accordingly. If they can be persuaded to kick start this process, many benefits could accrue for all concerned, as well as the environment. Properly maintained and conserved, this 20th century monument that is now almost 40 years old could last at least another 100 years. Longevity is the ultimate measure of sustainability.
CONTENTS PAGE
Section
Item ABSTRACT
Page No
1.0
1.1 1.2 1.3
CONTEXT
Introduction The Site Ownership Structure
1-5
1 2-3 4-5
2.0
2.1 2.2
ANALYSIS
Summary of model and block data Summary of LEED-ND report
6-11
6-7 8-11
3.0
3.1 3.2 3.3 3.4 3.5 3.6
CRITICAL REFLECTIONS
Understanding the building and its surroundings GIB Interventions LEED-ND in the UK Management Human Behaviour Case Studies & Precedents
12-23
12-13 13-14;16 14-15 16-17 18-19 20-23
4.0
4.1 4.2 4.3 4.4 4.5 4.6 4.7
ACHIEVING THE GIB POTENTIAL SCORE

Project Team makeup Measure, Quantify & Evaluate Day-to-day Running Planned Maintenance Legal Aspects Consents Consultation & Feedback
24-25
25 25 25 25 25 25 25
5.0 6.0 7.0

A B C D E F
CONCLUSIONS AND RECOMMENDATIONS BIBLIOGRAPHY AND REFERENCES APPENDICES

Green Infrastucture and Building Section extracted from Group 3 LEED-ND Report on The Brunswick Group 3 photos of the 1:500 model of the Brunswick plus data sheets Selected 'as built' drawings supplied by Levitt Bernstein Responses to author's emailed questions from Camden Housing Department Excerpts from 'smart meter' research findings Environmental Management Principles
26-27 28-29 30-67

31-40 40-45 46-60 61-65 66 66-67
Front Cover: Roof plan of The Brunswick Levitt Bernstein Inside cover: Marchmont Street looking south author Abstract page: Top left: satellite image of The Brunswick google; bottom right: Casts from the Foundling Museum of orphans keepsakes set into the pavement of Marchmont Street alongside The Brunswick, part of the 2007Tokens artwork by John Aldus author Contents page: Brunswick Atrium residential area Ian Mansfield 150907 Context page: A-frame ribs to Hunter Street facade author LEED score chart and U.S.G.B.C. logo LEED & SUDRG UEL MA S&D Urban Ecology Group 3 1:500 model & character sheet of The Brunswick neighbourhood Roland Karthaus
1.0
CONTEXT
1.1
Introduction
The Brunswick is a spectacular A-frame concrete structure, formed of zigguratlike stepped back levels, that is a landmark 1970s mixed-use development, situated in the North Eastern corner of Bloomsbury, in the London Borough of Camden. Prior to writing this report, the author, together with a group of fellow Urban Ecology students, produced a 1:500 model of the surrounding area, along with a series of relevant information sheets that mapped land use, historical development, utilities and described the characteristics of place. The group further evaluated The Brunswick using LEED-ND, an American environmental benchmarking standard for neighbourhoods (with specific UK adaptations applied here and there). This background research is attached in the Appendices, with selected extracts repeated in this document as required. Developed by a not-for-profit organisation called The US Green Building Council, LEED, is an acronym for Leadership in Energy and Environmental Design, and ND is a series of checklists designed for the appraisal of Neighbourhood Developments. It is a flexible and multi-faceted system, constantly evolving as LEED certifiers gather more data. By comparison, the equivalent UK standards such as BREEAM, CIBSE or Code For Sustainable Homes, are commercial products, that are more piecemeal and narrower in scope. They do, however, provide excellent techniques to measure environmental performance in detail. LEED-ND can provide an entry-level snapshot of a neighbourhood, to better appreciate the wider context within which to envisage environmental improvements. The LEED-ND report identified many positives in terms of location, facilities, history, culture and so on. Saving energy is just one aspect of the equation, and the authors hypothesis is that this can become meaningful only if approached in tandem with fundamental structural reform of the way the building is maintained and managed. The suggestions outlined in this report may have wider applications for other mixed developments, and for LEEDND in general.
Top left: Greater London tfl; Bottom left: Bloomsbury & The Brunswick google; Middle: plan of shopping arcade (not to scale) JLL with anotations by the author Right: Bloomsbury & The Brunswick showing green spaces David Levitt
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1.2
The Site
Conveniently located, the Brunswick combines retail, commercial and residential. Despite some design flaws, this so-called megastructure is regarded as a brave iconic example of a golden era of visionary post war social housing. Even though most of the original Georgian architecture and street pattern has disappeared from the wider area, much of its essential historic character and socio-cultural mix has endured. It is debatable whether the surviving example of the adjacent shopping area of Marchmont Street, that has been a functioning mixed development of street level shops with flats over since the 1830s, could have provided an equivalently dense and more durable model for the renewal of the area. The residential component comprises 394 flats, 78.4% of which is affordable housing let by Camden, including 126 sheltered housing units. The remainder is made up of 85 private leasehold flats and 14 offices. The commercial area holds roughly 40 shops plus 2 levels of parking garages below, with 105 residents spaces allocated under Camdens demise 1. After years of neglect and dilapidation, The Brunswick has lately come to represent an aspirational caf culture urban lifestyle, with privately owned 2-bedroom flats in the complex currently selling for about a half a million pounds. Happily, there are no tensions reported between the council tenants and leaseholders, and the mix seems to be working well. The Brunswick was Grade II listed in 2000 and this fact makes it challenging to alter. Carefully designed in the 1960s by
Top: Aerial view of The Brunswick looking north from The Collonade David Levitt Middle: Cross section Levitt Bernstein Bottom left: Henri Sauvage apartments, Rue Vavin, Paris 1927 author Bottom centre: 1920s view of Marchmont St looking south Donald Olsen Bottom right: The Brunswick balconies David Levitt
architect Patrick Hodgkinson who in collaboration with Levitt Bernstein achieved Listed Building Consent in 2003 for a major programme of repairs and improvements that was enacted in 2005/6. Influenced by Henri Sauvages Paris apartments of the 1920s 2, each single aspect flat has an outside balcony and a winter garden, arranged on levels that progressively step back to allow each a sky view and greenery. The centrepiece of the complex is its internal axial shopping street, formed on a raised podium, overlooked by a pair of opposing blocks of flats above, rising up behind long terraces over the shops. The retail area is thriving, but rents are generally too high for independent shops, and the success of the 2006 refurbishment depends chiefly on custom drawn to the Waitrose anchor store. The main approach is via Bernard St (S), secondary via the Renoir portico off Hunter St (E), plus Coram Passage from Marchmont St (W). There is little connection to the green space of Brunswick Square opposite Hunter Street, other than a view of trees from the raised landing in front of the Renoir Cinema. Accommodation is arranged as single aspect flats on 7 floors of each of a pair of long opposing east-west oriented blocks, called respectively, Foundling and ODonnell Courts. Each block has 4 entrances apiece, all gated. Access to flats is via lifts and stairs in internal lightwells and gantries. Stair halls linking the terraces down to the shopping street have been closed off except for two, giving keyholders only access to the supermarket entrance at the north end of the shopping arcade.
1 From information supplied to author by Camden Housing Department 07.04.11 2 Melhuish pg 31
COMMERCIAL/RETAIL AREAS & COMMON PARTS
FREEHOLDER: The Royal Mail Pension Fund
RESIDENTIAL AREAS & THEIR COMMON PARTS
MANAGING AGENTS: Jones Lang Lasalle
HEAD LESSEES: Camden Council
Retail tenants, cinema, ofces
NCP carparks
Main structure services, planting
Commercial Chambers
Council tenants
Leaseholder owneroccupiers
Centre manager security cleaning
Building nishes, plant & services
Camden Housing & Maintenance Depts
Council Sheltered tenants
Brunswick TRA & Leasholders Assns
Outsourced services/ labour
Consultants & Contractors
Consultants & Contractors
1.3
Ownership Structure
All images author Facing page: Diagram of management structure Top:The bland shopping mall is popular and well maintained Middle: Security guards patrol common parts - unnatural surveillance Bottom: Residents own planting at common entrance
As illustrated in the accompanying diagram, the current freeholders of The Brunswick are the Royal Mail Pension Fund. They in turn instruct managing agents, Jones, Lang LaSalle, (JLL) who run and let the retail areas of the estate. A Head Lease for the residential areas is held by Camden Council, whos Housing Department manages its respective demise. Camden is also the landlord to the owner-occupiers, as well as the office lets at terrace level. The cumbersome delineation of responsibilities for cyclical maintenance and day-to-day management between the freeholders and the head lessee is a major obstacle to change. The diagram on the facing page illustrates the complexities of the arrangements between the parties. The grey areas are highlighted. It is a recipe for duplication of effort and confusion about who does what. For example, if there is a leak, it can damage finishes or inundate someones flat. The freeholders are responsible for repairing the leak, which may typically be caused by corroded pipes embedded in walls. The redecoration, that is supposed to be done by the head lessee (Camden), cannot proceed before the freeholders repair the leak, in a separate building contract administered by their managing agents (JLL). Logically, some mechanism ought to be found to streamline this process. Essential work is constantly postponed, and serves to perpetuate residents perceptions of getting second-class treatment. In another example, a resident leaseholder has experienced damage to their flat from damp, in this instance, for the third time. Their direct landlord is Camden, but Camden does not hold responsibility to pay compensation nor to insure this risk. Their obligation is only to log the claim, and pass it on to the freeholders managing agent. At the time of writing 2.5 years have passed, and with no result. In the final example, witnessed at the recent Brunswick TRA meeting the following anecdote was heard: A grant of 24,000 was offered in June 2010 to the residents by Camdens Development Management Committee (DMC) to paint two shabby entrances leading down to the shopping mall. Delays occurred because the initial quotes received were too low as the work was inadequately specified (no preparation was allowed!), and had to be re-tendered. Lighting and handrails would also have to be taken off and refixed. It was belatedly realised that the freeholders have to give consent because the concrete needs cleaning before painting. BUT, it transpired that there would be no point in redecorating at all until the leak at terrace level that causes the staining in the first place was fixed. DMC rules state that the work has to be approved in December and all completed by the end of the financial year, so the residents are now out of time and the grant has been lost. Several problems could be identified from this story: a. b. c. d. JLL delays making decisions Camden doesnt get the work properly specified before quotes are obtained No one considered the root cause of the staining There is too narrow a time frame to arrange a contract and fully complete and snag the work if it has to be approved in December and signed off at the end of March. The saving grace, as pointed out by the Chair, was that the leaky terrace is now being repaired, and that it was just as well the decorations were not done earlier, as they would only have had to be repeated! There is a disconnection between the commercial intentions of the freeholders plus their chain store retail tenants, and (some) private leaseholders, from the ability of the local authority to curate a listed 20th century monument and simultaneously address its own tenants and lessees legitimate concerns. The difficulties in enacting essential repairs and improvements almost all stem from this scenario.
2.0
ANALYSIS
2.1
Summary of Model and Block Data
Historic maps show the site as open fields in 1775, until its acquisition by The Foundling Estate, the philanthropic orphanage for abandoned children started by Captain Coram. Designer-builders James Burton and Samuel Pepys Cockerell collaboratively developed the Bedford Estate plan of 1800, shown opposite (left). The terraces were not as grand as those to the west and south of Bloomsbury, but still substantial with their mews and service courts. Streets were laid out after about 1812, and the pattern remained almost intact till the Brunswick was built in 1972 1. The plan of historic land use overlaid on the 1960s street plan shown opposite (right) illustrates how the Georgian street pattern was interrupted by The Brunswick. In that period, traffic planners wanted to turn Hunter Street into a fast through route, and this was the stimulus for grandiose plans to redevelop the whole area. In the event, the section north of Handel Street could not be acquired from the Territorial Army, and that facade still looks unresolved. A rival developer bought another earmarked block to the west and built offices and The Bloomsbury Hotel instead (marked site B in the accompanying illustration) 2. The Brunswick was finally built in 1972 on the site bounded by Bernard St (S), Hunter St (E), Handel St (N) and Marchmont St (W). The character sheet demonstrated how the Georgian terrace that organically allows for a suitably scaled frontage plus shopfront is actually a more readable and adaptable form. The Brunswick uses the same module as the Georgian but its unwelcoming treatment at street level creates a formidable and introverted impression. The modernist notion of a megastructure means the inclusion of all the elements of a traditional neighbourhood into one densely arranged city block 3. In the remodelling works of 2005/6, the shops of the internal street were brought forward to line with the terraces above, and canopies and new street furniture were inserted, that makes the space feel more intimate and sheltered. The consented scheme of 2003 included The Eyecatcher restaurant over the Renoir portico facing Brunswick Square, but this has not been built 4. It is possible that the landlords may apply to extend the building in future, but any proposed alteration requires
Top: Two opposing faces of Marchmont Street - Georgian terrace and The Brunswick author Bottom left: 1952 outline plan for the area by Alec Coleman. Site A was allocated for housing, B for offices and C for future housing, but in the event only the area of The Brunswick (marked in pink could be acquired for development) Clare Melhuish Bottom right: Derelict terraced houses on Brunswick Square in 1953 Richard Tames
Listed Building Consent, and there are no confirmed plans at present.

Below left: 2003 Consented scheme by Hodgkinson & Levitt Bernstein showing the eyecatcher restaurant over the Renoir portico facing Hunter Street(not enacted) Clare Melhuish Below right: Rejected David Rock/Camp 5 1993 proposal to form a 12-story residential block facing Brunswick Square Clare Melhuish
1 Tames p33 2 IBID Melhuish p79 3 IBID Melhuish p27 4 IBID Melhuish p94
2.2
Summary of LEED-ND report
A few significant points highlighted in the group LEED-ND report are noted below: The upper common terraces are very underused, despite there being offices combined with flats on these levels. The Waitrose roof unusually has skylights that allow natural daylight into the supermarket. About 4,800 sq m of unrealised potential for environmental interventions exist on the flat roofs. Their pale colour provides a good solar reflective index thereby reducing the Heat Island Effect. But this roof surface is fragile and easily damaged, so its difficult to consider retrofitting photovoltaic arrays or green roofs without renewing the roof finishes at the same time. As roofing was redone in 2005/6, one would normally expect re-roofing works only in 2025 at the earliest. A cost benefit analysis is required to ascertain if the energy saved would be of sufficient value to justify roof renewal ahead of time. Communal planting is sporadic, and this is down to issues of ownership and a lack of funding for maintenance. There is little effort made by management to conserve water. The unused water features in the shopping arcade are a wasted opportunity to collect rainwater for planting. There are also long standing defects caused by water ingress and condensation, mostly because of poor detailing and design flaws. There is a gas-fired communal heating scheme in operation, with plant in the basement - but could not be credited as it is an existing installation. There is virtually no policy to encourage cycling, with only 6no dedicated cycle spaces in the arcade as opposed to 270 parking spaces for Waitrose. Residents can store their cycles in secure lockups in the basement, but they are not widely used as such. Overall, The Brunswick LEED-ND scorecard achieves respectable scores for Smart Location & Linkage (SLL) and Neighbourhood Pattern & Design (NPD) sections, but scores low for Green Infrastructure & Building (GIB), both actually and potentially. The GIB scorecard is shown on the left, with an as existing score of 6, and a potential score of 17 out of a possible maximum of 29.
Above: GIB scorecard from The Brunswick LEED-ND report Group 3 Facing page: Roof plan as built 2006 Levitt Bernstein Inset left: Roofscape showing residential terraces above shopping street Stuart Tappin Inset middle: Satellite birds eye view of The Brunswick looking north google Inset right:Waitrose roof with skylights Stuart Tappin
Some relevant sheets from the LEED-ND report are included on the following pages.
The project as existing is rated CERTIFIED with a score of 48. It has the potential to achieve a GOLD rating of 74.
10
All images author Above: View at night of residential terrace and shopping arcade below Below left: Information board and cycle hire scheme in Marchmont Street Below middle: Sole provision for dedicated cycle parking in shopping street Below right: Waitrose sign advertising 270 free car parking spaces below
11
All images of Foundling Court author except where noted Upper left: leaks from corroded pipework under terrace, under repair Upper middle: View of residential atrium open corridor Stuart Tappin Upper right: Terrace damage from water ingress as above Lower left: Diverted rainwater pipe to terrace? Lower middle: Flat interior. Finish level of the balconies is higher than the internal finished floor level, causing leaks to the flats beneath Stuart Tappin Lower right: Common stair hall down to shopping street showing staining
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3.0
CRITICAL REFLECTIONS
3.1
Understanding the building and its surroundings
McAlpines the Main Contractor and (eventual) developer made certain compromises in detail, which over 40 years have turned into intractable and persistent defects 1. In the last major works the Critall windows were simply repaired and overhauled, but not renewed in double-glazed units, as were the adjacent upgraded glazed areas. In the same programme, outer panels (but not structural elements) were painted, but the common parts of the residential areas remain bare. Certain problems are inherent the internal stair halls and open gangways have hard reflective surfaces and are noisy and clattering. The concrete mix that was used stains easily, as it was never intended to be fair finished. The fragile roof has recently had to be patch repaired after only 5 years. Reroofing would have been preferable, but was deemed to be too costly. The flats are single aspect, and some of these, particularly west-facing units, are reported to frequently overheat. There is an ongoing dispute about the drainage system to the terraces seeping into the shops below. There are reports of mould, condensation and saturated walls in some flats 2. The estate is undergoing a rolling programme to repair leaky flat roofs and balconies, rusty windows, corroded pipes, spalling concrete and and failed movement joints. The internal common parts were supposed to be painted to match the exterior (done in 2005/6), but this cannot proceed until the leaks are
Above left and right: UEL MA S&D Urban Ecology Group 3 1:500 model & character sheet of The Brunswick neighbourhood; and close up of the model looking south down Marchmont Street Roland Karthaus Below: Summary diagram of potential GIB interventions
stopped. The Brunswick now signifies a reversal of the 20th century inner city flight to the suburbs. The estate is a functioning community with an effective social and use class mix. Sometimes this can produce its own subset of problems, e.g. some sheltered tenants dont like noisy children playing on the terraces 3. If it were to become a private luxury development (as originally intended), market forces would exclude the poor and subsidised. On the other hand, social landlords are not professional property managers, and may lack the knowhow or funding to appropriately repair listed 20th C monuments. To quote Stewart Brand: No maintenance = no building 4.
3.2
GIB Interventions
Possible GIB interventions as illustrated, might include fitting renewables especially photovoltaics, on-site food production, installing water efficient appliances, waste or rainwater irrigation for planting, more dedicated cycle spaces, smart controls for lighting & smart metering, a commitment to using recycled building materials wherever feasible, the insertion of green or brown roofs and adapting the district heating system to run on renewable fuel. Certain of these measures can only be considered as part of a major building programme, whereas others are simply normal maintenance or day-to-day running matters. Camdens own Senior Energy and Sustainability Project Officer has stated that retrospective infrastructure works will be difficult to achieve because the buildings are listed 5.
1 Tappin, p178-9 2 Carrier, Camden New Journal 16.03.06 3 IBID Melhuish p70 4 Brand p110 5 IBID information from Camden Housing Department
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3.3
LEED-ND in the UK
It is significant that LEED-ND Gold certification might be achieved with ONLY Smart Location & Linkage and Neighbourhood Pattern & Design credits (up to a maximum combined score of 71) and NO Green Infrastructure & Building credits at all. LEED-ND may nonetheless be useful as a way inside to provide a quick and holistic snapshot at the initial stages of a project. In succeeding appraisals, more precise UK- based technical tools would have to be brought into play. UK Building Regulations are being progressively strengthened over the next 5 years in respect of environmental performance criteria to meet Kyoto commitments, to a level far stricter than equivalent building code requirements over most parts of the USA. (Notwithstanding Climate Change legislation enacted by the last UK government lately being branded as 'red tape' and
under review because it may be 'bad for business' - Guardian 18.04.11).
When it comes to evaluating historic buildings in London, LEED-ND does not adequately address local conditions. As the law currently stands, Listed Building or Conservation Area status over-rides strict compliance with Building Regulations if it can be demonstrated that such measures shall detract from the buildings integrity. This means that listed buildings could rarely meet the criteria for Certified Green Building or Energy Efficiency credits when they are equated to UK standards. Furthermore, LEED does not clearly acknowledge either that conservation by definition, retains the embodied energy of the buildings materials. The philosophical premise of the LEED-ND system is to limit suburban sprawl, and protect greenfield sites, which is seen as a priority for the USA (and perhaps other nations too). A high density existing mixed development in a historic quarter of London, is a disappointing fit with LEED-ND as it is currently couched. Many of the credits seemed pointless or misdirected - e.g. five of the SSL credits concern natural habitats, brownfield sites, steep slopes or wetlands, all irrelevant. Some NPD credits could not be achieved because certain standards are based on US conventions, and cannot be applied here. These include aspects of walkable streets (frequency of entrances, car parking, street width-height ratio, the internal shopping street not being counted) that meant that only 4 out of 12 points could be gained. Similar discrepancies are noted regarding retail density, mixed income diverse communities, street network, transit facilities. GIB credits for minimised site disturbance in construction, solar orientation and recycled content do not allow exceptions for existing buildings. The site has a district heating system but this credit is disallowed for existing buildings. Building maintenance, repairs and improvements, management and devolved systems of ownership such as leaseholds, head leases, body corporate arrangements or property and project management agencies are not referred to in any LEEDND credits. The author feels that as these practical arrangements are material to the effective delivery of any estate project in London, this is a topic worthy of deeper examination in LEED. Similarly, the unique mixed housing economy within this private development is not credited (although its success may be because the residential stairhalls were gated in 1992.) In the 2009 edition of 'Adapting Buildings and Cities For Climate Change' by Sue Roaf et al, there are some criticisms
1
Producing SAP calculations for any UK project is obligatory,
and other technical benchmarking systems such as Code For Sustainable Homes or Passiv Haus are gradually being taken up as housebuilding standards. Likewise, it is mandatory for all businesses who consume a minimum of 6,000MWh to sign up to a Carbon Reduction Commitment (CRC), and many buildings have to provide Energy Performance Certificates (EPCs), as legislated by the European Commission in 2003 (see EPBD table below) at the point of sale, construction or rental 1. EPCs are normally produced by BREEAM assessors or other specialist consultants, to varying levels of detail, depending on the level required. Buildings are rated A-G for energy efficiency, valid for 10 years. All public buildings (except in Scotland) have to obtain an Energy Display Certificate (EPC). There are schemes advertised that offer free help to small and medium sized businesses, e.g.'Ecovate' a consultancy at Middlesex University, part funded by the EU 2. Any construction project over 300,000 must by law produce a Site Waste Management Plan (SWMP). Advice is offered by a bewildering number of bodies (and their acronyms) e.g. The Environment Agency, The UK Green Building Council (UKGBC), The British Research Establishment (BRE), IEMA, Acorn, EMAS, The London Development Agency (LDA), Netregs, Department of Energy & Climate Change (DECC), Local Authorities, Local Chambers of Commerce, Envirowise, The Carbon Trust, NEXTGeneration, The Centre For Environment and Safety Management, Construction Industry Research and information Association (CIRIA), The Considerate Constructors Scheme and the European Regional Development Fund (ERDF), British Gas and a host of 'green' corporate consultancies..
of environmental legislation, and LEED in particular. Roaf claims that the 'point hunting' LEED rating system "actually penalises buildings that do not have air conditioning and mechanical systems". In particular she has drawn attention to the lack of actual per square metre energy targets and the absence of any passive low energy architecture evaluation (PLEA) as a prerequisite for Gold or Platinum ratings. An example given is the San Francisco Federal Building that consumes 33% of the power of a standard office tower mainly via passive solar design, that failed LEED accreditation.
Below: EPC rating and DEC examples http://www.enlightenenviro.co.uk
Although The Brunswick could be exempted from strict compliance, and it is not a newbuild scheme, it is nevertheless expected for any building project, that the owner makes reasonable efforts to achieve the maximum energy efficiency possible under Building Regulations. Furthermore, the Decent Homes scheme is currently being rolled out by all the social housing landlords to upgrade metering and to install the simplest energy efficiency fit-outs such as draft proofing and spray taps to existing housing 3.
Below: EPBD table Roaf, Crichton & Nicol
Roaf et al p231-4
1 2 3
Roaf et al p223 Ecovate website http://www.ecovate.info A Decent Home: Definition, Dept of Communities & Local Government publication June 2006
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All photos author Top left: Internal atrium to Foundling Court Top right: Raised tree pit on residential terrace Foundling Court Middle left: Undecorated common stair hall Foundling Court Middle right: Foundling Court facade on Marchmont Street showing Camdens new pavement planting scheme initiated by local community group and also showing balconies overlooking with their private pot plants Bottom left: Planting trough at an entrance to ODonnell Court Bottom middle: Plastic planting trough in shopping street Bottom right: Pavement to Marchmont Street removed for new planting to soften appearance of The Brunswick
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3.4
Top: Jones Lang LaSalle website pages on Sustainable Real Estate Solutions http://www.joneslanglasalle.co.uk/UnitedKingdom/EN-GB/Pages/Sustainable-Real-Estate-Solutions.aspx Bottom: Logos of some organisations offering specific Environmental Management Performance advice for UK businesses
Management
Presumably, in the run-up to the previous round of major works, some joint working method must have been agreed between the then freeholder (ALP) and Camden. It therefore must be realistic to replicate (or even improve) that collaborative process in future. One illustration of the style of management concerns planting policy. Examples of the very limited planting schemes currently on site are shown opposite and overleaf. Both tiers of management are reluctant to extend estate planting, as maintenance is costly, and (despite past efforts) most residents do not participate voluntarily except in their own private areas. Shading is provided via canopies and sunshades, and there is little reliance on trees. Internal stairhalls and terraces remain somewhat severe and monotonous, unrelieved by either colour or planting. There are however, a good number of trees in the wider neighbourhood, both on nearby pavements and in Brunswick Square, maintained by Camden. Planting and trees to the newly extended pavement to Marchmont Street costing 200,000 is currently being completed, following extensive consultation with local groups. The Institute of Environmental Management and Assessment (IEMA) website http://www.iema.net/ems/emas in partnership with DEFRA provides detailed information about the international Environmental Management Standard (EMS) ISO14001 and registration under the EUs Eco- management and Audit Scheme (EMAS) finalised in late 2009, and applying the British Standard BS8555, for all sizes and types of businesses. A step-by-step approach is advocated via phased planning, independent assessment, legal advice, supply chain engagement and performance evaluation. At this point EMAS is a voluntary initiative whose aim is to recognise and reward those organisations that go beyond minimum legal compliance and continuously improve their environmental performance. The website has published case studies of several major UK companies and organisations that have been audited, including LaFarge, Leeds City Council and The Environment Agency. JLL have an in-house energy consultancy called Upstream. This may be a potentially beneficial resource. Advice from the managing agent was that adding renewable technologies was currently under consideration. Furthermore, their new operations manager was said to be actively exploring options for low energy lighting and smart controls to common parts in the retail areas managed by JLL. The owners may be obliged under Carbon Reduction Commitment (CRC) requirements to implement energy saving strategies both for the common parts and for their tenancies. An example of JLLs Sustainable Real Estate Solutions page from their website is shown opposite, and this seems to take a comprehensive approach. Data received from Camdens Housing Management (included in the appendix) suggests that simple add-ons such as low flow appliances and smart meters shall be installed shortly. Fitting big-ticket items for water conservation, green roofs or alternative energy technologies that require major works has been ruled out for now, because of lack of funding and concerns about gaining Listed Building Consent for any alterations. The extracts from the LEED-ND report on page 14 illustrate the limitations to achieving GIB scores both because of its listing, and also because of the complexities of management. There may be some extension to residential areas permitted in future that could improve the overall energy efficiency of the building, but there are no plans at present. The upgrade that was done in 2005/6 was partial, and there are significant areas of single glazing and uninsulated solid walling that might be improved as part of future major works. Because of all these difficulties, one can assume that only a very limited number of flats could potentially achieve CSH4 or equivalent energy efficiency standards through retrofitting insulation and so on. Such a change would need to be led by the owners' desire to deliver a new ethical and sustainable business model.
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3.5
Human Behaviour
In an effort to build up an evidence base to measure end-user perceptions, in June 2010 the USGBC published a paper called Green Building and Human Experience with the assertion: Major technology companies are rushing to provide residential and commercial consumers with new types of information systems, many of which provide the foundation of a coming generation of energy savings applications and products (e.g., Microsoft Hohm, Google PowerMeter, and Apples Smart Home Energy Management System). A similar vision has yet to emerge for understanding the experience of humans in and around built environments. Their proposal is to combine data collection using building performance data and smart metering compared with carefully devised questioning of end-users to test the success of specific LEED credits. Presently it is fair to say that not enough is yet known about how humans really use low energy buildings.
Above: Examples of sustainability and behaviour change marketing Sunday Times; CorporateCulture; Business Green
What would encourage the owners to adopt a green ethos at The Brunswick? As the idea of sustainability becomes more mainstream, there is a perception in some academic circles that such a virtuous position shall also provide a proven corporate advantage (win-win) whereby a company can both brand itself as caring and compassionate by being seen to be green and make a healthy profit at the same time ('the triple bottom line'). Sometimes change is driven by a CEO experiencing a personal 'epiphany' about the corporate culture. Case studies have demonstrated that companies that pick the 'low hanging fruit' by adopting easily implemented sustainable practices, benefit for example, by opening new 'ethical' markets, reducing their operating costs, receiving payback and tax breaks for renewable technologies, being more productive if workforce experience daylight and naturally ventilated spaces, generating less waste or less travel time by car etc, that soon outweigh the initial capital outlay 1 2. The mechanisms already exist for the public advertising of energy performance, plus real-time energy use and cost monitoring. Peer pressure would seem to be a primary driver of behaviour. A psychological study of behavioural social norms in California found that the most effective way to persuade the residents of a neighbourhood fitted with smart metering to save energy, was to inform them how well or badly they were doing compared to their neighbours. If ones neighbours are publically recognised to be a. using less energy and b. saving more money, then its a natural human reaction to not want to do worse, although there is a possible boomerang effect once a certain complacency sets in, that was counteracted in the experiment via an approval feedback mechanism (consisting of a smiley face 'emoticon', in plain English) 3. Along with the regulatory environment that exists through legislation, there is a parallel movement to stimulate corporate competition. There are CRC benchmarking schemes such as NEXTGeneration, that annually rate the top five major housebuilders. The Sunday Times runs an annual best green company competition, and the Business Green website advertises a Green Leaders Award. Branding consultants such as Corporate Culture or ICF International offer 'corporate sustainability solutions' or behaviour change campaign skills. In the spirit of Nudge Economics 4, there are being developed a variety of energy prompts to increase awareness of waste and cost, such as recycling boxes or energy labelling for appliances, or for instance, to make it easy to remotely switch off appliances when they are not needed, or even instantly switch energy supplier if they offer a better rate 5. Smart metering is a way for utility supply companies to try to reduce peak demand and avoid outages. Despite the rollout of smart metering having being trumpeted by government, research findings have demonstrated that only between 5-15% of energy is potentially saved, although there may be side benefits achieved through lower rate tariffs and more accurate billing for the consumers 6. Some of the existing systems studied are entirely web-based (Holland), or use keypad prepaid Powercard interfaces that have tested well for low tariff usage (Northern Ireland). Mockups by Dan Lockton of smart meter designs are displayed opposite, based on the evidence that the more deliberately detailed, comparative and cost saving the advice offered, the more likely they are to positively influence behaviour. In home displays should be provided at the same time as new meters 7.
1 2 3 4 5 6 7 Earthscan Reader in Business & Sustainable Development, ed Starkey & Welford (various articles e.g. Forest Reinhardt & Amory Lovins) Laszlo: case studies of Patagonia, Co-op Bank, Bulmers & ARCO Schultz et al; The Constructive, Destructive,and Reconstructive Power of Social Norms Nudge blog http://nudges.org/tag/environment/ Owen & Ward: Smart Meters in Great Britain The Next Steps, July 2007 Darby: Is more feedback on water use useful? Some lessons from energy feedback research, Dec 09 IBID Owen & Ward
Above left: simple feedback smart meter display - cumulative use Above right: feedforward - providing information about what appliance is draining the most energy Dan Lockton, Brunel University 2009 http://architectures.danlockton.co.uk/2009/06/18/smart-meters-somethoughts-from-a-design-point-of-view/
Above left: dashboard with CO2 & tariff data Low Carb Lane http://www. dott07.com/go/lowcarblane Above right: feedforward providing price information affecting behavioural decisions IBID Lockton Left: social/normative feedback on energy use and costs (note smiley face!) IBID Lockton Right: Defra energy label for white goods rated from red (worst) to green (best) Defra
19
SUSTAINABLE BENCHMARKING STANDARDS
ECONOMIC
ENVIRONMENTAL
SOCIAL
adapted from 'The Triple Bottom Line For 21st Century Business' by John Elkington as publ in The Earthscan Reader in Business & Sustanable Development ed by Starkey & Welford
Screenshot from CIRIA Compliance + projects and initiatives webpage http://www.ciria.org/service/ project_and_initiative_websites/AM/ContentManagerNet/Default.aspx?Section=project_and_initiative_ websites&Template=/TaggedPage/TaggedPageDisplay.cfm&TPLID=16&ContentID=6644
Graph showing how integrating stakeholder engagement with shareholders can benefit businesses Laszlo
Graph showing mounting costs as deterioration accellerates if timely preventative building maintenance is not carried out Stewart Brand
Target Zero project manager David Cheshires (Aecom) calculations showing relatively modest cost percentage uplifts in order to achieve BREEAM ratings BD Feb 2011 www.targetzero.info
Conclusions of study comparing UK consumers responses to energy consumption feedback on their bills according to different payment methods 2003 Roberts & Baker, Centre For Sustainable Energy for Ofgem
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3.6
Case Studies & Precedents
Historically, the Bedford Estate has been cited as the model of a well run London district. The estate was well planned from the outset. They employed surveyors and building inspectors as managers, with carefully specified covenants of upkeep plus staggered leases, so that the estate office retained tight control over leaseholders maintenance work, as well as highways and utilities. The tenants were often the landlord's friends, so it was in his social interest to protect his good name. Later management became entirely professionalised, as the original aristocrats moved elsewhere, but the ethos endured for almost 200 years. Nowadays the Grosvenor Estate in London is similarly respected 1 2. The long term cost benefit of preventative maintenance is graphically spelled out in Stewart Brands chart opposite. Over the last 15 years there has been considerable economic management research documenting the business advantages to be gained from improved corporate responsibility. There are signs of a market-driven evolutionary shift in 21st century capitalism whereby the bottom line of share price becomes more closely tied to stakeholder and other ethically-based values 3. A persistent complaint from the private sector is about red tape and extra costs caused by environmental legislation. Local authorities could reward green developers by removing barriers and simplifying the consents process in other respects. According to the LEED-ND Local Government Guide: Green building creates jobs, reduces strain on public infrastructure and resources, creates and maintains a healthier indoor and outdoor environment, and inspires growth and innovation in the local economy. The LEED study cited measures such as fast-tracking approvals, varying zoning regulations, allowing higher densities, tax credits, fee waivers, grants, marketing assistance, technical assitance, training and education, gatherBright idea - lightbulbs that prompt behaviour change Fischer Kestner
ing data and compiling a register of suitable development sites. There have been press reports that the localism agenda shall include provision for similar measures e.g. special enterprise zones to stimulate development in the UK 4. What about economic stimuli? One established incentive for the renewables economy is through government grants, subsidies and Feed In Tariff schemes (FITS). FITS in the UK was meant to benefit individual householders, although it has been asserted that too much of the initial take-up has gone to large scale solar farms 5. Will it cost much more to build an energy efficient mixed use development? Industry-funded case studies by Target Zero published by BD (refer to the table on facing page) show relatively minor increased percentages of construction costs per grade of BREEAM rating. Achieving the highest Outstanding level is estimated to add 4.8% to the build cost over and above standard practice requirements. The author assumes that this table applies to newbuild, and that the percentage uplift for retrofitting (especially a listed building) would probably be greater. There is a body of research about the effects on energy consumption patterns by billing statements and smart metering. The lowest level of engagement is from direct debit customers, whereas the highest levels arise from pay-as-you-go and prepaid systems (see diagram opposite). The more detailed comparative feedback is provided for the consumer, the higher the potential exists for behaviour change. In the 2007 Energy White Paper, the stated ambition was for all energy customers to have smart meters by 2017, although this is unlikely to happen without government support 6. Where can businesses find unbiased advice and information? There are several excellent construction related databases e.g. The UK Green Building Council (UKGBC), Centre For Sustainable Energy, The Energy Saving Trust (EST), CIRIA (see screenshot) or Netregs. There are also many entrepeneurs, activists, community workers and inventors who are independently publicising environmentally sound bright ideas, often on a purely local or web-based level. Opposite are some examples such as watt-watcher lightbulbs that 'train' one other to dim, or urban food production by Angelas in Queens, NY.
1 2 3 4 5 6 Jenkins p76, 87, 106 Olsen p37, 40, 46-7, 74-96, 99-131 IBID Laszlo p35 -44 The Guardian 18.04.11 DECC press statement 07.02.11 http://www.decc.gov.uk/en/content/cms/news/pn11_010/pn11_010.aspx Owen: SMART METERS Energy Efficiency Partnership for Homes Annual Conference, 26 June 2007, Sustainability First & Warwick Bus School
Post-industrial food production: 1 acre community urban farm 6 storeys up on the roof of the Standard Motor Building, Brooklyn Grange, Queens, NY Steven Stern, Frieze Art Magazine issue 138 - April 2011 http://www.frieze.com/issue/article/growth-market/
21
Low Carbon Existing Homes October 2008 UK Green Building Council and Project Partners This page: flowchart comparing the current scenario of high carbon emissions from existing homes and Facing page: flowchart summarising their recommendations for conditions to promote low carbon emissions from existing homes
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23
MEASUREMENT & QUANTIFICATION
SUMMARY DIAGRAM: ACHIEVING THE GIB POTENTIAL SCORE
LEGAL ASPECTS
ONE UNIFIED PROJECT TEAM
ANALYSIS & BENCHMARKING

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This map is based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majestys Stationery Office Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. (Licence Number: 100019726) (Year: 2009).
Print Date: Printed By: Map Ref No:
Scale 1:
END-USER CONSULTATION & FEEDBACK
PLANNED MAINTENANCE TIMESCALE
ESTABLISHING PRIORITIES
PROJECT MANAGEMENT
DETAILED PLANS OF ACTION
Diagram showing 6 layers of building functions that require attention over differing timescales. The middle diagram (based on Frank Duffys research) shows that compared to structure, services and space planning account for far higher costs incurred over a typical buildings life 50 year life Stewart Brand
The fishbone diagram above is a standard project management tool businessballs.com. Fishbone charts are usually done at the initial stages to ascertain priorities. Other analytical tools e.g. crtical path analysis flowcharts, gantt charts for scheduling and budgeting, SMART analyses etc would follow on from the fishbone.
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4.0
ACHIEVING THE GIB POTENTIAL SCORE
4.1
Project Team makeup
4.5
Legal Aspects
An independent multi-disciplinary consultancy may be best placed to deal with all these complexities. In particular the project shall require a marriage of architectural conservation and environmental credentials, in order to predict and design out potential conflicts regarding Listed Building Consent. It may be that detailed instructions shall emanate from a central client committee of freeholders and lessees agents, but the project management of any building contract should be unitary, with one main contractor in charge. Any dilution of this principle could lead to a culture of blame and delays, as has already been experienced many times.
A critical evaluation of the management processes is overdue, in order to better reflect current circumstances and to allow for repairs to be suitably administered. All the leases may need to be redrafted or revised. Certain obligations may be incumbent upon the landlords e.g. Decent Homes standards or Business Plans to include energy saving targets, Environmental Performance Certificates or other benchmarks. Oblige new tenants to implement certain defined sustainable practices regarding both their shop fit-outs and operational policies (e.g. as listed in item 4.3).
4.2
Measure, Quantify & Evaluate
4.6
It can be predicted that permissions for proposed work shall entail some or all of the following: Planning and Listed Building Consent applications Building Regulations approval Party Wall Awards Landlords License To Alter etc
Consents
To take the process forward, a number of impartial, quantified and verifiable studies of the whole estate ought to be commissioned by management, such as: 1. 2. 3. 4. 5. A post-occupancy evaluation A historic building conservation report An energy audit as existing and as proposed using accredited UK benchmarking standards Feasibility study for further extensions & improvements
A number of outside bodies may need to be consulted and canvassed for support. These may include the 20th Century Outline costs & projected returns of all options above Society, English Heritage, Docomomo, local residents groups and amenity societies. Camden may have its own approvals processes for Lifetime Homes, Decent Homes etc All of these processes are time consuming, and often require other consultations (e.g. noise abatement studies or traffic reports). This would be especially relevant if the landlords wished to extend the building either to build the Eyecatcher or a totally new residential penthouse extension.
The whole of these measures shall be considered together and an order of priorities determined to arrive at a clear plan of action. In this manner, the owners can properly consider the best long-term interests of their property. Similarly, the other parties can be alerted to raise funds and make their arrangements in good time. The summary document would act as a masterplan for the estate, subject to review (say) every 10 years. To the authors knowledge, none of this has been done since the previous major refurbishment works in 2005/6.
4.3
Day-to-day Running
4.7
Consultation & Feedback
Management of both sections shall implement energy saving measures to common parts or other areas under their respective jurisdictions. These would typically comprise measures such as installing metering, low energy lighting and smart controls, low flow devices, A-rated appliances, rubbish separation and recycling plans plus a commitment to use FSC-approved timber, or recycled and non-toxic materials wherever feasible.
The Brunswick TRA is the most effective organisation to act as a link between residents and owners. They do have reasonable contact with Camden, but the freeholders and their representatives are not so easily accessible. The author observed that virtually all the attendees at the recent AGM were leaseholders, who are billed service charges by Camden. Officers from Camden Housing and two local councillors also attended. Social housing tenants have tended to be less active. There is a separate Leaseholders Association that meets periodically to focus on their specific concerns.
4.4
Planned Maintenance
Retail tenants deal directly with JLL managers. All residents and tenants should be fully consulted as to their highest priorities for repairs, their attitudes to sustainability and planting schemes, and a post-occupancy feedback process be put in place. Patterns of energy consumption should also be monitored before and after. This may involve the design team in questionnaires, workshops, design charrettes and producing explanatory materials for an exhibition or website.
The process of measurement itemized in item 4.2 should produce BINDING joint recommendations to integrate cyclical maintenance with environmental interventions, in line with national targets.
25
26
5.0
CONCLUSIONS AND RECOMMENDATIONS
The principle of saving energy does not necessarily contradict the protection of historic structures. The fact of listing itself sustains the buildings embodied energy for future generations. Environmental improvements, although very challenging to achieve, can be done incrementally and subtly, by careful design, although the benefits of the energy saved would need to be weighed up against capital investment. The author recognises that the cost of such an upgrade may only be feasible if coupled with the extension of the building to provide more saleable or lettable area, and listing does make this very difficult.
The Brunswick urgently requires a joint approach from the landlords and the head lessees to treat several intractable but entirely rectifiable defects mostly to do with water ingress and their conflicting programmes of repairs. The owners and Camden need to find a better way to work together to preserve this asset. One alternative would be for Camden to try to acquire the freehold either of their part, or the whole building, but with fiscal tightening of Local Authority budgets, this is an unlikely solution. There is an aspect of human behaviour in the equation, and studies have proved
LEED-ND does not adequately address these legal and systemic matters of demise, responsibility, management and maintenance that in reality, become the truest measure of end-user satisfaction and quality. The author finds it disturbing that a given neighbourhood can become LEED accredited without implementing any environmental improvements whatsoever. Future detailed reports would inevitably apply UK benchmarking standards that apply specific and more precise environmental modelling tools. To move forward this requires joined-up data gathering and measurement, and the formulation of a co-ordinated planned maintenance programme. In unifying the procedures for repairs and improvements, the landlords will be signalling a positive message to the residents and tenants, especially if the results bear fruit, both to prolong the life of the building, and to save money and energy.
The key to this is persuading the landlords to take proper responsibility for their investment by demonstrating the financial, legal and practical benefits of proactive management to them, just as the Bedford Estate took the long view in the 18th and 19th centuries. Preventative maintenance is vital, and too much laissez-faire will be fatal for this remarkable building.
that promoting an ethos of sustainability can generate good publicity, can encourage others to do likewise through the power of peer pressure, and can save money in respect of the lifetime running costs of the building. The landlords may be incentivised to promote an ethical green policy for the estate, in order to underline their corporate commitment to low or zero carbon business practices.
27
ACKNOWLEDGEMENTS: Detailed information has been gratefully received from the following individuals in response to enquiries: Alice Boswell: Managing agent for JLL Andy Jobling: Architect at Levitt Bernstein who kindly provided pdfs of as built drawings (in Appendices) Saleh Khan: Estate Officer Housing Management, Housing and Adult Social Care, London Borough of Camden, who supplied detailed responses (collated) to the author's questions about Camden's demise of The Brunswick (in Appendices) Lionel Meade of Camdens Housing Dept who answered questions about rentals and property values Peter Sanders: Project Architect for Levitt Bernsteins refurbishment of the centre in 2005/6 who answered questions about construction details and sustainability Stuart Tappin : resident, conservation engineer and chair of the Brunswick TRA who also invited the group to attend their AGM on 21.03.11 Where information is quoted or photographs used from the sources mentioned above, the relevant references are inserted in the main document. LOCAL ORGANIZATIONS: The Brunswick Tenants and Residents Association (TRA): http://thebrunswick.org/ There is also a separate but linked body called The Brunswick Leaseholders Association The Brunswick shopping centre: http://www.brunswick.co.uk/ Corams Fields: http://www.coramsfields.org/visit.php Friends of St Georges Gardens: http://www.friendsofstgeorgesgardens.org.uk/history.htm Jones Lang Lasalle (managing agents):
http://www.joneslanglasalle.co.uk/UnitedKingdom/EN-GB/Pages/locations.aspx?country=United+Kingdom&city=London+-+West+End&scope=Country
NEWSPAPER ARTICLES, WEBSITES AND BLOGS (cont):

http://www.concretethinker.com/solutions/Heat-Island-Reduction.aspx
CONCRETE THINKING: Benefits Heat Island Reduction, Portland Cement Association 2011
DAVIS, Maggie: Brunswick Centre, Time Out, 17.10.06
http://www.timeout.com/london/shopping/features/2151/Brunswick_Centre.html#articleAfterMpu
DERBYSHIRE, Stuart: 'Behavioural economics and the libertarian paternalists of 'Nudge', Manchester Salon July 2009
http://www.manchestersalon.org.uk/nudge-behavioural-economics-stuart-derbyshire-jul-2009.html
DOTT07: 'Low Carb Lane: Wouldn't It Be Great if...Energy Efficiency Was The Easy Option?', Design Of The Time 2007
http://www.dott07.com/go/lowcarblane
ECOVATE: 'Eco-Innovation For Your Business' and 'Workbook', Middlesex University http://www.wix.com/ecovate/ecovate ENLIGHTEN ENVIRO: 'Legal Obligation EPCs & DPCs', http://www.enlightenenviro.co.uk/legal-obligation.html FISCHER, Jordan & KESTNER, John: 'Get Energy Fit with Watt-Watchers' Core 77's Greener Gadgets Design Competition winning entry 2008, http://www.core77.com/competitions/greenergadgets/projects/4625/ FEED IN TARIFFS: http://www.fitariffs.co.uk/ HILL, Dan: Brunswick Centre, London, City of Sound Blog 28.07.06
http://www.cityofsound.com/blog/2006/07/brunswick_centr.html
LEVITT, David: Landmarks: The Brunswick Centre, The Independent on Sunday, 12.03.94
http://www.independent.co.uk/arts-entertainment/landmarks-the-brunswick-centre-1428617.html
LEVITT BERNSTEIN: Mixed Use:The Brunswick Centre, Camden,

http://www.levittbernstein.co.uk/architecture/mixed-use/?image=flash&page=1
LONG, Kieran: 'The Blossoming of Bloomsbury', London Evening Standard 13.04.11

http://www.thisislondon.co.uk/lifestyle/article-23940980-the-and-8201blossoming-and-8201of-bloomsbury.do
LOVATT, Jane: Centre Forward, The Observer 23.03.03
http://www.guardian.co.uk/theobserver/2003/mar/23/features.magazine77
The London Borough of Camden homepage:
http://www.camden.gov.uk/theme/clearleft-camden/ccm/navigation/sitemap.jsp
Maurice: The Brunswick Centre, London Nothing To See Here Blog, posted 12.12.06
http://www.nothingtoseehere.net/2006/12/the_brunswick_centre_london_1.html
The Marchmont Association: http://www.marchmontassociation.org.uk/ published an excellent history called The Story of Marchmont Street
http://www.parksandgardens.ac.uk/component/option,com_parksandgardens/task,site/id,921/Itemid,293/
McSMITH, Andy: ' First Obama, now Cameron embraces 'nudge theory'', The Independent 12.08.10
http://www.independent.co.uk/news/uk/politics/first-obama-now-cameron-embraces-nudge-theory-2050127.html
Parks & Gardens UK: Corams Fields with Brunswick & Mecklenburgh Square, Bloomsbury, England
MODLOCK, Sarah: Bloomsbury still bustles, the poets replaced by tourists and students, The Times, 25.09.09
http://property.timesonline.co.uk/tol/life_and_style/property/buying_and_selling/article6846339.ece
NEWSPAPER ARTICLES, WEBSITES AND BLOGS: ALEXANDER, Lucy: Blooming Bloomsbury, The Times 27.10.06
http://property.timesonline.co.uk/tol/life_and_style/property/buying_and_selling/article611781.ece
BALZ, John editor of NUDGE BLOG (companion to Thaler & Susstein's 'Nudge Economics') SISSONS, Maia: Bloomsbury set to turn a new page, The Telegraph, 24.10.06
http://www.telegraph.co.uk/property/3354101/Bloomsbury-set-to-turn-a-new-page.html
http://nudges.org/tag/environment/
BENCHMARK Blog: 'Business Must Show Green Leadership' Letter from various 'captains of industry' to The Guardian 20.01.11 http://www.benchmark-software.co.uk/blog/ BRITISH GAS BUSINESS: 'Legislation', http://www.britishgas.co.uk/business/products-and-services/legislation.html BRUL, Tyler: Retail canyons need more than a lick of white paint, FT.com, 09.09.06
http://www.ft.com/cms/s/2/a9b01a2a-3f18-11db-a37c-0000779e2340.html#axzz1CTQnKq8W
STRATTON, Allegra: 'Barnet tests 'nudge' economics', The Guardian 21.08.10

http://www.guardian.co.uk/society/2008/aug/21/localgovernment.economy
ROSE, Steve: Scrubs Up Beautifully, The Guardian 23.10.06

http://www.guardian.co.uk/artanddesign/2006/oct/23/architecture.communities
SOCIETY GUARDIAN 'Smart Revolution' supplement 13.04.11 guardian.co.uk/smart-revolution URWIN, Rosamund: Tenants pour cold water on 24m Brunswick Centre makeover, London Evening Standard, 10.03.10
http://www.thisislondon.co.uk/standard/article-23813750-tenants-pour-cold-water-on-pound-24m-brunswick-centre-makeover.do
BUSINESS GREEN: 'Official: Corporate sustainability works', 18.04.11

http://www.businessgreen.com/bg/news/2044042/official-corporate-sustainability
CARRIER, Dan: Neighbours hit roof over centre flats, Camden New Journal, 16.03.06
http://www.thecnj.com/camden/031606/news031606_18.html
WIKIPEDIA; Brunswick Centre, http://en.wikipedia.org/wiki/Brunswick_Centre
28
6.0
OFFICIAL PUBLICATIONS & ACADEMIC PAPERS: BREEAM: Code for sustainable homes, BRE 2011 http://www.breeam.org/page.jsp?id=86 DARBY, Sarah: 'Water and Behaviour Conference: Is more feedback on water use useful? Some lessons from energy feedback research', Environmental Change Institute, University of Oxford, Dec 2009 CIRIA: 'Research and Information', http://www.ciria.org/service/project_and_initiative_websites/AM/ContentManagerNet/Default.
aspx?Section=project_and_initiative_websites&Template=/TaggedPage/TaggedPageDisplay.cfm&TPLID=16&ContentID=6644
BIBLIOGRAPHY AND REFERENCES
BOOKS: BECK, Ulrich: 'Risk Society: Towards A New Modernity', Sage Publications, London, Thousand Oaks, New Delhi 2005 ed BELL, Quentin: Bloomsbury, Futura, London, 1974 BRAND, Stewart: How Buildings Learn What happens after theyre built, Penguin USA, 1994 BRAUNGART, Michael and McDONOUGH, William: 'Cradle To Crade: Re-making The Way We Make Things', Vintage Books, London 2008 CONGRESS FOR NEW URBANISM, NATURAL RESOURCES DEFENSE COUNCIL and THE U.S. GREEN BUILDING COUNCIL: 'LEED 2009 For Neighbourhood Development', USGBC Public Use and Display version updated October 2010 and: ' A Local Government Guide to LEED for Neighborhood Development' 2010 GORDON, Edward and DEESON, A.F.L.: The Book of Bloomsbury, Edward Gordon (Arts) Ltd, London 1950 GREATER LONDON AUTHORITY: Integrating renewable energy into new developments: Toolkit for planners, developers and consultants, Faber Maunsell Sept 2004 JENKINS, Simon: 'Landlords to London The Story of a Capital and Its Growth Constable, London 1975 KEEPING, Miles and SHIERS, David: 'Sustainable Property Development: A guide to real estate and the environment', Blackwell Publishing, Oxford 2004 LASZLO, Chris: 'The Sustainable Company: How To Create Lasting Value Through Social and Environmental Performance', Island Press, Washington - Covelo - London 2003 LEVITT, David (Levitt Bernstein): The Housing Design Handbook A Guide To Good Practice, Routledge, London 2010 MARSHALL, Stephen: Streets and Patterns, Spon Press, London & NY, 2005 MEISEL, Ari: LEED Materials A Resource Guide to Green Building, Princeton Architectural Press, NY 2010 MELHUISH, Clare: The Life & Times of The Brunswick, Bloomsbury, Occasional Paper No 5, Camden History Society, London 2006 MINTON, Anna: 'Ground Control: Fear and happiness in the twenty-first century city', Penguin Books, London 2009 OLSEN, Donald J.: Town Planning in London The Eighteenth and Nineteenth Centuries, Yale University Press, New Haven & London, 1964, 1982 RASMUSSEN, Steen Eiler: London: The Unique City, Cape, London 1948 RICHARDSON, John: The Annals of London A Year-by-Year Record of a Thousand Years of History, Cassell, London 2000 ROAF, Sue, CRICHTON, David and NICOL, Fergus: 'Adapting Buildings and Cities For Climate Change', Architectural Press, Oxford 2009 ed RUDLIN, David and FALK, Nicholas: 'Building The 21st Century Home: The Sustainable Urban Neighbourhood', Architectural Press, Oxford 2001 ed STARKEY, Richard and WELFORD, Richard (ed: various authors): 'The Earthscan reader in Business and Sustainable Development', Earthscan Publications Ltd, London and Sterling VA, 2001 TAMES, Richard: Bloomsbury Past, Historical Publications Ltd, London 1993 TAPPIN, Stuart: Living In The Brunswick Centre - A Personal Account, Donhead, Shafttesbury 2007 (extract from Conservation of Modern Architecture, Ed. Susan McDonald et al, for the Journal of Architectural Conservation Vol 12, Issue 2, July 2007)
DEPARTMENT FOR COMMUNITIES & LOCAL GOVERNMENT: 'A Decent Home: Definitions and Guidance For Implementation', DCLG Crown Copyright June 2006 - update http://www.communities.gov.uk/publications/housing/decenthome DEPARTMENT OF ENERGY AND CLIMATE CHANGE (DECC): Feed In Tariffs (FITS)'
http://www.decc.gov.uk/en/content/cms/what_we_do/uk_supply/energy_mix/renewable/feedin_tariff/feedin_tariff.aspx
ERNST & YOUNG LLP: 'Comparative Advantage and Green Business', Dept for Business Enterprise and Regulatory Reform (BERR) 25.06.08 GODFREY, Walter H. and MARCHAM, W. McB (ed): Chapter 3: The Foundling Hospital and Doughty Estates, From The Survey of London vol 24 publ 1952, English Heritage - British History Online
http://www.british-history.ac.uk/report.aspx?compid=65561
IEMA: 'Environmental Management Systems Your A Z guide', http://www.iema.net/ems/emas LOCKTON, Dan: 'Design With Intent: 'Smart Meters': Some thoughts from a design point of view' posted 18.06.09 From Design For Sustainable Behaviour, Cleaner Electronics Group, Brunel University, London June 2009
http://architectures.danlockton.co.uk/2009/06/18/smart-meters-some-thoughts-from-a-design-point-of-view/
NETREGS: 'Plain English guidance on environmental regulations for your business', http://www.netregs.gov.uk/ OWEN, Gill: 'SMART METERS presentation', Energy Efficiency Partnership for Homes Annual Conference 26 June 2007 Sustainability First & Warwick Business School OWEN, Gill and WARD, Judith: 'Smart Meters In Great Britain: the next steps?', Paper 6: Case Studies, Sustainability First July 2007 PYKE,Chris, McMAHON, Sean, DIETSCHE, Tom: 'Green Building & Human Experience: Testing Green Building Strategies with Volunteered Geographic Information', U.S. Green Building Council Research Program White Paper, 10.06.10 ROBERTS, Simon and BAKER, William: ' TOWARDS EFFECTIVE ENERGY INFORMATION: Improving consumer feedback on energy consumption', Centre For Sustainable Energy report to OFGEM June 2003 http://www.cse.org.uk/ SCHULTZ, P. Wesley, NOLAN, Jessica M., CIALDINI, Robert B., GOLDSTEIN, Noah J., and GRISKEVICIUS, Vladas: 'The Constructive, Destructive and Reconstructive Power of Social Norms', Journal of The Association For Psychological Science Volume 18 - Number 5, 2007 http://www.csom.umn.edu/assets/118375.pdf SOUTHAMPTON CITY COLLEGE BREEAM Assessment 2010
http://www.southampton-city.ac.uk/international/default.asp?id=233
TAPPIN, Stuart: The Brunswick Centre, London WC1, The Twentieth Century Society, May 2003
http://www.c20society.org.uk/botm/archive/2003/the-brunswick-centre-london-wc1.html
TARGET ZERO: 'Cost Effective Routes to Carbon Reduction', published as a supplement to BD Magazine in association with The British Constructional Steelwork Association Ltd (BCSA) & Tata Steel, Feb 2011 www.targetzero.info TERRY, Adrian: 'Build Lean: Transforming construction using Lean Thinking' CIRIA 2011 www.ciria.org
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APPENDICES
Appendix A B C D E F Green Infrastucture and Building Section extracted from Group 3 LEED-ND Report on The Brunswick Group 3 photos of the 1:500 model of the Brunswick plus data sheets Selected 'as built' drawings supplied by Levitt Bernstein Responses to author's emailed questions from Camden Housing Department Excerpts from 'smart meter' research findings Environmental Management Principles
30
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APPENDICES
Appendix A Green Infrastucture and Building Section extracted from Group 3 LEED-ND Report on The Brunswick
31
MA S&D ARM 152.2 | LEED ND Group 3 Block B: The Brunswick, Bloomsbury | 11.03.2011 | Margo Sagov u0916331
2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 1: Certified Green Buildings
Requirements | Intent To encourage the design, construction and retrofitting of buildings that utilise green building practices. The relevant LEED ND requirement is OPTION 2: Projects of All Sizes, that has been adapted to UK green building standards thus: Design and retrofit a percentage of the total building square metreage, beyond the prerequisite requirement, to achieve the minimum standard of compliance beyond UK Building Regulations Part L 2010 equivalent to Code For Sustainable Homes 3 compliance (CSH3) for the residential elements and BREEAM Good rating for the commercial components of the scheme. Energy savings via very careful selection of retrofit products and appliances plus applying high performance insulated dry linings etc, should achieve CSH4 (2013 Building Regulations) and BREEAM Excellent rating. The practical aim is to reduce the energy consumption (in kWh/m2/a) of the estate by 44% from the baseline of Part L 2006. Due to the historic building status of the estate, the drawback of losing floor area by dry lining, and the high cost of such sensitive work, it is unlikely that more than 20% of the units could achieve these levels (equivalent to 2 points). Should the projected scheme for the eyecatcher restaurant to the east and/or penthouses over both blocks be enacted, the percentage of certified square metreage could increase up to 35% (equivalent to 3 points) as any new extension would have to be built to contemporary thermal standards.
All images scanned from MELHUISH, Clare The Life & Times of the Brunswick, Bloomsbury, publ Camden History Society 2006 Top and bottom left: Levitt Bernstein/Patrick Hodginson designs for Eyecatcher restaurant projecting towards Brunswick Square, approved in 2003 but not enacted in 2006, although planning permission is still valid
2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 2: Building Energy Efficiency
Requirements | Intent To encourage the design and construction of energy efficient buildings that reduce air, water and land pollution and adverse environmental effects from production and consumption. The requirements are to apply to 90% of the building floor area. LEED ND credits corresponding to UK conditions can be achieved with energy efficiency measures as follows: 25% energy savings over and above the levels set in UK Building Regulations Part L1A 2006 = 1 credit 44% energy savings over and above the levels set in UK Building Regulations Part L1A 2006 = 2 credits Appropriate and accredited energy modelling software and on-site testing is required to certify the standards achieved.
Peter Sanders, project architect for Levitt Bernstein during the refurbishment wrote: The increase in thermal efficiency following the refurbishment is not great, because of various limitations on what was physically and economically possible. Balconies to all flats and maisonettes were resurfaced and topped with insulation backed paving slabs consisting of Purlcrete 40mm Insulation Slabs with 20mm bonded topping. This was the maximum insulation thickness we could install because of building construction constraints. Ineffective sloping double glazing to all wintergardens was replaced with the following: DOUBLE GLAZING UNITS IN PATENT GLAZING SECTIONS Locations: Sloping glazing over winter gardens. Pane material: Pilkington Insulight double glazing units comprising: - 6mm Pilkington Activ Suncool HP Neutral 70/40 T (toughened) - 16mm cavity - 6.4mm Pilkington Optilam White Ct (toughened) The single glazed triangular glazing over doors to terraces was replaced with: VERTICAL DOUBLE GLAZING Locations: North facing fixed lights over winter garden doors. Pane material: Pilkington Insulight double glazing units comprising: - 6mm Pilkington Activ Optifloat Clear T (toughened) - 12mm cavity - 4mm Pilkington Optitherm SN T (toughened) VERTICAL DOUBLE GLAZING Locations: South facing fixed lights over winter garden doors. Pane material: Pilkington Insulight double glazing units comprising: - 6mm Pilkington Activ Suncool HP Neutral 70/40 T (toughened) - 12mm cavity - 4mm Pilkington Optifloat T (toughened) For cost reasons, all other glazing to doors and windows to flats and maisonettes was retained as single glazing in Crittall metal framing. Draughts were reduced by replacing draught seals and straightening distorted frames. The walls are all approximately 230mm thick of solid rendered blockwork. These remain as they were constructed.
Bottom right: David Rock/Camp 1993 proposal for 12 story extension over the eastern portico where the Renoir Cinema is located, one of several attempts submitted by developers to extend the residential areas of the estate, all rejected.
Photo of flat interior showing wintergarden and balcony (c Stuart Tappin, publ JAC 29.07.07 Donhead)
Comments The Brunswick is Grade II listed, which limits the options for improving its thermal performance or retrofitting renewable technologies. Presently, historic buildings are exempt from strict compliance with energy efficiency regulations if it can be demonstrated that such measures would be detrimental to the historic fabric or integrity of the design.
2/5
Score
Potential Score
Comments This is an existing estate and as such, the requirement cannot be met. In such time as further major renovations and/or extensions might be enacted, the potential exists for an improved energy performance, albeit limited by the Grade II listing, and complicated by multiple ownerships and demised managements. At best, only a proportion could realistically be upgraded, therefore only 1 potential credit can be accorded. The complexities of management and maintenance of mixed developments are not adequately addressed by LEED.
Score
3/5
0/2
Potential Score
1/2
32
2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 3: Building Water Efficiency
Requirements | Intent
2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 4: Water Efficient Landscaping
To reduce effects on natural water resources and reduce burdens on community water supply and wastewater systems. Indoor water usage in buildings undergoing major renovations as part of the project must be an average 40% less than in baseline buildings AND For non-residential: at least 40% to comply equivalent BREEAM credit requirements for reducing water consumption.
Roof plans of residential blocks with positions of tanks marked in pale blue. Total estimated volume of tanks = 242,000 litres
To limit or eliminate the use of potable water and other natural surface or subsurface water resources on project sites, for landscape irrigation. Reduce water consumption for outdoor landscape irrigation by 50% from a calculated midsummer baseline case. Reductions may be attributed to any combination of the following strategies:, among others: a. Plant species, plant density, and microclimate factor. b. Irrigation efficiency. c. Use of captured rainwater. d. Use of recycled wastewater. e. Use of water treated and conveyed by a public agency specifically for nonpotable uses. f. Use of other nonpotable water sources e.g. stormwater
Communal planting troughs at entrance
View of the internal shopping arcade looking north showing water feature troughs unconnected to planting pits adjacent
Peter Sanders of Levitt Bernstein wrote: There has been no change to the water supply installation to improve water conservation, rainwater collection, low flow sanitary fittings (except possibly by individual residents). Rain water is not stored and passes into the main drainage system. The water features in the central arcade are public art and have no water conservation uses. One change that has been made is the halving of water stored at roof level at the top of the service towers. This was to provide space for the new heat exchangers and other equipment necessary for the renewed district heating system. Greater flow through these remaining tanks lessens any health risk associated with stored water. I am not aware of any water meters having been installed for the residential units. These may be in operation for the retail units. Jones, Lang Lasalle, the managers of the retail units could supply no information about the water consumption of nor indoor water usage of the retail tenants, stating that each had their own private arrangements with the utility companies. Mangement says that it is too complicated to create more water efficient landscaping, rain or grey water collection and irrigation systems or form green or brownfield roofs to reduce runoff. Currently the common parts of the retail areas are machine cleaned daily.
Comments The Brunswick is not due to undergo a major refit in the forseeable future although it is desirable for both the management of the retail areas and the local authority that manages the residential areas to implement joint programmes to replace all the existing sanitary fittings with low flow devices and implement grey water recirculation systems wherever possible. Given the difficulties of retrofitting pipework unobtrusively in a listed concrete structure, and obtaining agreement by the occupants, a 40% reduction target is not readily achievable.
Score
Potential Score
Comments Planting overall is limited, but the inner retail court has been designed with several dedicated tree pits, the residential areas have planting at every communal entrance and there are trees on the periphery. The management does not currently address any of the points mentioned above, asserting that the structure is too inflexible to retrofit pipework. With careful design and plant selection, the potential exists for a 50% more water efficient landscaping scheme.
Score
Potential Score
0/1
0/1
0/1
1/1
33
2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 5: Existing Building Reuse
Requirements | Intent To extend the lifecycle of existing building stock to conserve resources, reduce waste, and reduce adverse environmental effects of new buildings related to materials manufacturing and transport. Reuse the existing habitable building stock, achieving the greater of the following two benchmarks (based on surface area): a. 50% of one existing building structure (including structural floor and roof decking) and envelope (including exterior skin and framing but excluding window assemblies and nonstructural roofing material). b. 20% of the total existing building stock (including structure and envelope, as defined above). Hazardous materials that are remediated as a part of the project scope must be excluded from the calculations. AND FOR ALL PROJECTS Do not demolish any historic buildings, or portions thereof, or alter any cultural landscapes as part of the project. An exception is granted only if such action has been approved by an appropriate review body. For buildings listed locally, approval must be granted by the local authoritys Conservation Officer. English Hertiage and The Twentieth Centry Society must be consulted for any proposals to alter the buildings appearance, fabric and layout.
2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 6: Historic Resource Preservation and Adaptive Use
To encourage the preservation and adaptive use of historic buildings and cultural landscapes that represent significant embodied energy and cultural value, in a manner that preserves historic materials and character-defining features. To achieve this credit, at least one historic building or cultural landscape must be present on the project site.
Below: Bloomsbury Cultural Quarter map (site indicated with pink dot)
Top right: Art installation (Tokens by John Aldus 2009) using casts of keepsakes from the Foundling Museum set into the paving slabs on Marchmont Parade Bottom right: The Renoir Cinema at The Brunswick
Top left: Photo taken in March 2004 of dilapidated residential areas and shopping arcade below, just prior to refurbishment works (by C. Ford). Bottom right: Photo of similar view post-refurbishment works, taken in 2007 (c Stuart Tappin, publ JAC 29.07.07 Donhead)
Comments The Brunswick is a functioning existing building, adjudged by English Heritage to be of historical importance, and was Grade II listed in 2000, notably against the wishes of Patrick Hodgkinson, the original architect, Camden Council and Docomomo. It underwent a major refurbishment in 2005/6, by Levitt Bernstein, in collaboration with Patrick Hodgkinson.
Score
Potential Score
Comments The Brunswick is itself a listed historic building, along with the surviving Georgian terraces and The Foundling Museum in the vicinity. Refer to map above, showing locations of historic interest in the vicinity. Bloomsbury has a rich cultural history, that is well commemorated and celebrated locally. There are several active associations running regular festivals and arts events. The district is peppered with parks, museums and academic and research institutions.
Score
Potential Score
1/1
1/1
1/1
1/1
34
2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 7: Minimised Site Disturbance in Design and Construction
2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 8: Stormwater Management

To preserve existing noninvasive plants and pervious surfaces.
To reduce pollution and hydrologic instability from stormwater, reduce flooding, promote aquifer recharge, and improve water quality by emulating natural hydrologic conditions.
Google satellite view of the district showing extent of existing green space on and around the site (marked with a pink dot) Top left: View of shopping arcade looking south towards Bernard Street, showing large expanses of paving.
Bottom right: Photo showing podia over shopping arcade, hard landscaped, with minimal planting (by Tappin publ 2007, as previously credited)
Comments There is no undeveloped land, therefore this credit does not apply. This credit is worded in such a way that the existing trees and shrubs on and around the site cannot be included in the assessment.
Score
Potential Score
Comments There is no potential to improve the permeability of the hard landscaped areas on the site. There is some potential to harvest and recirculate rainwater, but there is insufficient planting for this to be beneficial to the estate as a whole. There is some potential to create green or brownfield roofs, although the cost benefit of this to the estate would be difficult to justify, and given the historic problems of leaking flat roofs to the flats, this would be an unpopular gesture.
Score
Potential Score
0/1
0/1
0/4
0/4
35
2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 9: Heat Island Reduction
2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 10: Solar Orientation
To reduce heat islands to minimise effects on the microclimate and human and wildlife habitat. OPTION 1 (non-roof measures) paving shall have a minimum SRI of 29, and OPTION 2 High reflectance roofs: flat roof finishes 78.
Internal stair halls as shown below are stepped to shade walkways and allow heat to escape at roof level (photo left, c. Iam Mansfield 15.09.07) The stepped ziggurat form of the building allows each successive story to shade the windows of the floors below (photo right).
To encurage energy efficiency by creatding optimum conditions for the use of passive and active solar strategies. 75% or more of the blocks or the buildings should have one axis within plus or minus 15 degrees of geographical east-west, and the east-west lengths of those blocks are at least as long as the north-south lengths of the blocks.
Some examples of passive solar strategies to ameliorate the effects of single aspect east-west orientations of the flats:
-70 from E-W axis
Photo by Ed Hill taken in 2006 showing extent of pale coloured paving to shopping arcade and podia, and the effect of the cream coloured Keim paint finish on the exterior. Canopies extending over the pedestrian arcades also serve to cool the shopfronts. The wintergarden rooflights and south facing vertical windows have been fitted with solar control Pilkington Suncool glazing.
-20 from N-S axis
Easterly facing window at ground level to flats in ODonnell Court, comprising single glazed Critall casements recessed deep in reveals with soffits painted cream for reflectance
20 from E-W axis

Residential access corridor designed to shade and ventilate the rear areas of the flats - usually kitchens and bathrooms (c. Stuart Tappin)
Comments The colours and finishes of the surfaces used in the refurbishment of 2005/6 have been selected with a low albedo to reduce solar absorbtion, particularly in respect of the diamond white reconstituted stone finish to the first floor podium and the pale roof coverings whose SRI is between 86-100. Exposed concrete has been painted cream. There are white canopies in front of the retail areas and a few trees planted for shade. The SRI of new concrete paving is 38-52.
Score
Potential Score
Comments The Brunswicks orientation does not comply with the recommended angles, and this is fixed and cannot be altered. The east-west lengths of the blocks are approximately 1/6 of the north-south lengths. It is reported that certain single aspect flats (those that face west in particular) become unbearably hot in the summer months. Solar film and blinds, external shading and cross venting could help to reduce solar gain.
Score
Potential Score
1/1
1/1
0/1
0/1
36
2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 11: On-Site Renewable Energy Sources
Requirements | Intent To encourage on-site renewable energy production to reduce the adverse environmental and economic effects associated with fossil fuel energy production and use. Incorporate on-site nonpolluting renewable energy generation, such as solar, wind, geothermal, smallscale or micro hydroelectric, and/or biomass, with production capacity of at least 10% of the projects annual electrical and thermal energy cost (exclusive of existing buildings), as established through GLArenewables kit and CSH- Energy: 10% improvement: 1 point 15% improvement: 2 points 20% improvement: 3 points
Applying the GLA Toolkit rule of thumb that says 8-12 sq m of monocrystalline pv arrays can generate 1kWp, the potential exists for up to 80% of UK average annual residential electrical loads to be generated from pvs covering 60% of the roof area (3,200 sq m)
2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 12: District Heating and Cooling
To encourage the development of energy-efficient neighbourhoods by employing district heating and cooling strategies that reduce energy use and adverse energy-related environmental effects.
Redundant chimney for the original hot air communal heating system
Wood pellets Typical closed biomass furnace
Comments The Brunswick has no renewable energy technology currently fitted. There is some 4,800 sq m of under-utilised flat roof space that could accommodate pv arrays or solar thermal devices. The existing membrane roof would need to be replaced with a more robust finish, which is costly. The potential exists to generate at least 20% of annual electrical and thermal energy costs. There is also further potential to install trigeneration equipment that could service the retail units and common parts.
Score
Potential Score
Comments The existing heating system for the complex is via communal gas boilers. Existing buildings of any type are excluded from this requirement, therefore this credit cannot be achieved. The author feels this is a limitation of the LEED system regarding UK conditions. There is in fact the potential to install and service a subterranean district heating and cooling system such as micro CHP or using biomass, flued via the original hot air system chimney under Great Coram Street.
Score
Potential Score
0/3
3/3
0/2
2/2
37
2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 13: Infrastructure Energy Efficiency
Requirements | Intent To reduce adverse environmental effects from energy used for operating public infrastructure. Design, purchase, or work with the municipality to install all new infrastructure, including but not limited to traffic lights, street lights, and water and wastewater pumps, to achieve a 15% annual energy reduction below an estimated baseline energy use through infrastructure.
2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 14: Wastewater Management
To reduce pollution from wastewater and encourage water reuse. Design and construct the project to retain on-site at least 25% of the average annual wastewater generated by the project (exclusive of existing buildings), and reuse that wastewater to replace potable water. An additional point may be awarded for retaining and reusing 50%. Provide on-site treatment to a quality required by state and local regulations for the proposed reuse. 25% water reused >> 1 point 50% water reused >> 2 points
Waitrose
Coram Pas-
retail arcade
Top: Remodelled roofline for Waitrose unusually allows the store to be top lighted, thereby saving energy Left: Retail layout with privately owned through routes. Roughly 17,000 sq m of the estate is managed by Lasalles for current freeholders The Royal Mail Pension Fund. Renoir portico Bottom: The only dedicated cycle parking on the whole estate - 6 spaces, as opposed to 270 retail parking spaces.
This artistic water feature is now empty - a wasted opportunity to recirculate rainwater? Rainwater pipes are built into the building fabric and this presents unique problems both in terms of repairs and leaks and to implement a recirculation strategy.
Comments Management is currently committed to reducing energy loads via smart controlled low energy lighting for common parts but could supply no data. No water efficiency measures are currently planned, and there are no specific energy reduction targets for retail tenants (beyond their individual company policies). Residents either store their cycles in their flats or in store-rooms in the basement. It is unlikely that such uncoordinated actions could achieve the 15% target.
Score
Potential Score
Comments The practicalities of retrofitting a wastewater recirculation system to a listed structure are too onerous, and this credit is not achievable. Were the estate to be refurbished to CSH4 standard, the assumption is that the average water consumption per household be reduced by 25%, so a credit could theoretically be gained in this respect simply via the potable water potentially saved. Chronic leakages from downpipes set into the walls are finally being rectified by Camden.
Score
Potential Score
0/1
0/1
0/2
1/2
38
2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 15: Recycled Content in Infrastructure
Requirements | Intent To use recycled and reclaimed materials to reduce the adverse environmental effects of extracting and processing virgin materials. Use materials for new infrastructure such that the sum of postconsumer recycled content, in-place reclaimed materials, and one-half of the preconsumer recycled content constitutes at least 50% of the total mass of infrastructure materials. Count materials in all of the following infrastructure items as applicable to the project: a. Roadways, parking lots, sidewalks, unit paving, and curbs. b. Water retention tanks and vaults. c. Base and subbase materials for the above. d. Stormwater, sanitary sewer, steam energy distribution, and water piping.
2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 16: Solid Waste Management Infrastructure
Requirements | Intent To reduce the volume of waste deposited in landfills. To promote the proper disposal of hazardous wastes. Meet at least four of the following five requirements and publicise their availability and benefits: - at least one recycling or reuse station - drop-off point for potentially hazardous office or household wastes - compost station or location - recycling containers within 244m - Recycle and/or salvage at least 50% of nonhazardous construction and demolition debris
Top: Mini-recycling station on Brunswick Square Bottom left: Food waste recycling box in 2nd floor common parts of Foundling Court. Recycled plastic bottles and rubber tyres can be extruded into items such as tanks, planters, street furniture, geotextiles, piping etc Paving made with recycled glass. Drain formed from recycled plastic
Floor plans show communal refuse chutes, and it is unclear whether these are still in usage, and how recycling for the residential areas is consquently handled.
Comments This credit is not achievable as the relevant infrastructure is already in place, and is not due for renewal. The only elements that may be renewed in the forseeable future are street furniture items, planters, paving slabs, pipework, drainage channels and water tanks and these could indeed be comprised of reclaimed or recycled materials.
Score
Potential Score
Comments The management of the commercial part of the estate says that 40% of current refuse is recycled, with a target of 45% for 2011. A private company handles the daily waste collections. Camden runs a recycling scheme, with weekly collections either from boxes left out or communal Eurobins. There is a public recycling station nearby in Brunswick Square, and food waste bins in the residential stairwells. Hazardous or household wastes can be arranged to be collected by Camden. It is a legal requirement for future construction wastes to be managed.
Score
Potential Score
0/1
1/1
1/1
1/1
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APPENDICES
2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 17: Light Pollution Reduction
Requirements | Intent To minimise light trespass from project sites, reduce sky glow to increase night-sky access, improve nightime visibility through glare reduction, and reduce adverse effectsw on wildlife environments. REQ. 1 In residential areas, at least 50% of the external luminaires must have fixture-integrated lighting controls that use motion sensors to reduce light levels by at least 50% when no activity has been detected for 15 minutes. AND REQ. 2 In all shared areas, install automatic controls that turn off exterior lighting when sufficient daylight is available and when the lighting is not required during nighttime hours; these lights must meet the total exterior lighting power allowance according to CIBSE SLL Lighting Guide AND REQ. 3 Stipulate covenants, conditions, and restrictions (CC&R) or other binding documents to require continued ad- herence to the requirements of CIBSE SLL Lighting Guide and/ or CSHEnergy + specifications of luminaires
Estate lighting photographed between 6.30 -9.30pm. Most of the lighting to the retail section is discreet and does not unduly glare. Bottom centre right: Bright halogen lights at the Bernard Street entrance are the most dazzling, but do not affect residential areas.
Appendix B Group 3 photos of the 1:500 model of the Brunswick plus data sheets
Comments The managing agents could not offer any advice regarding specific controls to light levels other than a trading hours cut-off point of 11pm. The public has access to the internal concourse, and it may be that dimming the lighting there could reduce security. The installation of smart lighting controls is currently under consideration. All of these conditions can quite readily be met, but are not currently implemented.
Score
Potential Score
0/1
1/1
40
41
Key
Base Map
Scale 1:500 Urban Ecology Arm 152.2 Group B
Jieyun Jiang, Margo Sagov, Aris Zevgolis, Stefano Zucca
42
43
44
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APPENDICES
Appendix C Selected 'as built' drawings supplied by Levitt Bernstein
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49
50
51
52
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54
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56
57
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59
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APPENDICES
Appendix D Responses to author's emailed questions from Camden Housing Department
Question 1 What is the breakdown of residential accommodation on the site, per Foundling and O'Donnell Courts? Our understanding is that out of a total of What is the breakdown of residential accommodation on the site,are a mix of 1 and 2 bed Courts? about 320 council flats and 80 leasehold flats there per Foundling and O'Donnell flats, maisonettes and of a total of about 320 council flats 155 sheltered housing Our understanding is that out studio flats, including a total ofand 80 leasehold flats there are a mix of 1 units, flats, maisonettes and studio flats, including a total of of sheltered housing units, and 2 bedbut we cannot determine the precise numbers 155each type from the but we cannot elevations and photos we have. determine the precise numbers of each type from the elevations and photos we have.
Question 1: Answer:
Answer: tenures. Total 24 79 106 209 20 70 95 185 394
On 7 Apr 2011, at 17:03, Khan, Saleh wrote: Dear Ms Sagov I refer to your email of 16 March 2011 addressed to Ms Smyth and my subsequent email concerning the above matter. Please see attached documents which contain information relating to the residential parts of the Brunswick Centre under Camdens demise as requested. We would like to have a copy of your final report on this matter. Regards Saleh Khan Estate Officer Housing Management Housing and Adult Social Care London Borough of Camden Telephone: 020 7974 3568 Fax: 020 7974 6487 Web: camden.gov.uk Rm 304 3rd Floor Bidborough House 38-50 Bidborough Street London WC1H 9DB
Please see the table below for the breakdown of the tenures.the Please see the table below for the breakdown of
Block Foundling Court
Beds Bedsit 1 2 Bedsit 1 2
Tenanted/void Leasehold 24 74 63 161 20 66 62 148 309 0 5 43 48 0 4 33 37 85
Total ODonnell Court Total G/Total (both blocks)
Out of these units, there are 126 sheltered units (bedsits - 17, 1 beds - 96 and 2 beds 13). 2 beds 13). (Source: Business Support Group)
Out of these units, there are 126 sheltered units (bedsits - 17, 1 beds - 96 and (Source: Business Support Group)
Question 2 What 2: Question is the average rental for the flats?

What is the average rental for the flats?
Answer: (based on information supplied by Principal Rent Accountant) Average Rent for tenanted properties is 102.22 per week as of 04/04/2011. The breakdown per bedroom size is:
Answer: (based on information supplied by Principal Rent Accountant)
Average Rent for tenanted properties is 102.22 per week as of 04/04/2011.
- Bedsit = 78.09 - 1 Bed = 95.50 The breakdown per bedroom size is: - 2 Bed = 117.27
- Bedsit = 78.09 - 1 Bed = 95.50 - 2 Bed = 117.27
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Question 7: Question 3: What proportion of the area in Camden's demise is communal, retail or office space? What is the average value of each type of flat? Answer: Answer: (as advised by Angela Maynard, Senior Valuer, Property Services) Communal areas:The approximate value of properties with extended lease are as under: 2 bedroom 500,000 1 bedroom - 375,000 Bedsit - 250,000 Office units on 2nd floor: (based on information supplied by Grant Fischer, Commercial Property Management Group) The value of properties without extension of lease would be 10% - 11% less. Use B1 - units are the two professional chambers of ODonnell Court and Foundling Court; the floor areas are: Question 4: O'Donnell Court Brunswick Centre: How many maisonettes are in each block? 11 ODonnell Court 439 sq.ft. Answer: 32 ODonnell Court 456 sq.ft. There are 14 maisonettes in Foundling Court and 10 in ODonnell Court. 33 ODonnell Court 484 sq.ft. Question 5: 80 ODonnell Court 450 sq.ft. What is the area in square metres of each kind of flat? 85 ODonnell Court 435 sq.ft. Answer: Please contact Levitt Bernstein Associates who were involved in refurbishment of the Brunswick Centre. They will be able to provide more detailed information about Brunswick Centre. 147 ODonnell Court 445 sq.ft. Question 6: Foundling Court, Brunswick Centre: How are the common parts to the residential areas maintained and serviced? e.g. cleaning, utilities, waste collections. 47 Foundling Court 435 sq.ft. Answer: (based on information collected from Dilip Shah, Estate Services Manager, Holborn District Housing Office) 52 Foundling Court 434 sq.ft. The stairs and refuse rooms are cleaned by the caretaking team. The stairs swept and washed at least once a week and the refuse rooms are checked and cleaned daily. The lights are checked once a week for any faulty bulbs and these are replaced by the caretaker. Any communal repairs (e.g., lift breakdowns, H&S Issues are reported to the repairs team by the caretakers). 167 Foundling Court 428 sq.ft. Waste is disposed by means of a chute which is collected into refuse containers in the basement. These are picked up twice a week. 172 Foundling Court 434 sq.ft. There is also a TA Hall (10 Foundling Court)- floor size of about 445 sq ft. 105 Foundling Court 435 sq.ft. 110 Foundling Court 421 sq.ft. 142 ODonnell Court 438 sq.ft. Podium/internal communal space on 2nd floor Main staircases Side stairs
62
Question 8 What is the total area in sq m under Camden's demise including access ways and parking? Answer: There are communal access balconies on each floor. There are 105 underground car parking spaces for residents under Camdens demise.
Question 9 (d): - reduction of common parts' energy consumption e.g. low energy lighting, smart controls Answer: (based on information supplied by Daniel White) Mainly 2-D low energy light fittings are used for communal lighting. Smart remote heat metering will be installed on the estate. Question 9 (e): - waste management and on site recycling. How does this work in practice?
Question 9: Answer: (based on information collected from Dilip Shah, Estate Services Manager) Regarding the green infrastructure of the estate, are any of the following topics currently being actioned or potentially under consideration? Answer: (based on information supplied by Daniel White, Senior Energy and Sustainability Project Officer): There is a food waste bin on the 1st floor. This is a recent introduction to the estate. These buildings are listed buildings, so any retrospective works will be difficult to achieve. Question 9 (a): - Water conservation, rainwater collection, low flow sanitary fittings, water efficient landscaping Answer: The buildings are listed and there are currently no plans for rain water collection. However, Decent Homes Works are currently taking place in tenanted flats and as part this programme, low flow toilet cisterns and air rated taps are installed in individual flats. Question 10: It is important to note that there is little funding available for projects beyond regulations for water measures such as rainwater harvesting. Question 9 (b): - installing renewable technologies on the site Answer: The Council will perhaps install renewable technologies depending on funding. A report on this (such as introducing solar panels on Council estates) is currently under preparation. Question 9 (c): - connection to future district heating scheme Answer: The 2 blocks are already connected with district heating system. Has there been any kind of energy audit done of the estate, and would we be able to have sight of this? Is there any data on annual energy consumption? Answer: (based on information collected from Paul Couper, Management Accountant, Home Ownership Services): Please see attached figures for the energy consumption. These are for our landlord use and should not include any costs related to the NCP or commercial aspects at the site. These figures are based on Energy Management records; they may differ from ours as we make assumptions about balances due at year end (i.e. creditors). Figures exclude overheads/VAT. See second attachment. We have less than perfect information about power use at the Brunswick Centre. Ideally all should be re-surveyed, but cost prohibitive. This is some basic data we have: There is a mini recycling centre by the corner of Bernard Street/ Hunter Street. Question 9 (f): - secure cycle parking Answer: There is a space designated in the basement for cycle parking. Residents are provided with compostable food bags. They would fill the waste food in these bags which is then dropped in the large bin on the first floor. Waste is disposed by means of a chute which is collected into refuse containers in the basement. These are picked up twice a week.
63
Electricity: In 2003 there was an electricity survey (see Appendix 1). It has not been updated. It may be out of date in view of major works at the site. Power use for lower car park was recharged to Camden separately then, based on apportionment of meters that supplied both NCP & Camden. In about 2007, there was rewiring of the switch rooms and electricity supplies, with the aim of allowing Camden to directly control all its power use and expenditure. Camden's landlord use was separated from NCP. Problems arose from this, with both meter/billing problems and lack of information about what was powered from each meter. Rather than try to apportion power use through each meter, we amalgamated all consumption and apportioned on the following basis: Breaking down the recharge for payments for 2007/8 (ignoring payments for previous years made in 2007/8) on the basis stated above gives the following:
More recent information on overall cost (10/11 provisional):
EDL (Estimated daily load based on survey and later consultants views). This apportionment was used going forward.
64
League Table of Consumption and Cost ex-VAT Total Electricity From: Apr 2007 to Mar 2008
No.
1 FOUNDLING ESTATE 2 BRUNSWICK CENTRE
APPENDIX B
ANALYSIS OF ELECTRICITY CONSUMPTION BY METER:
Item
Consumption
Total
518,374.59 320,719.00 839,093.59
Cost ex-VAT
33,250.15 43,234.08 76,484.23
From: Apr 2008 to Mar 2009

No.
uniq S70A 15823 P99A 01166 P96A 02914 P01A 01948 P01A 00847 P01A 00164 K80A 21726 K01A 00473 K01A 00471
edl
Item
Consumption
Total
491,013.00 422,616.00 913,629.00
Cost ex-VAT
11.064 1897.948 272.872 264.216 64.304 55.936 1.16 249.192 421.264 3237.956
0.34% 58.62% 8.43% 8.16% 1.99% 1.73% 0.04% 7.70% 13.01% 100.00%
31,628.35 47,050.70 78,679.04

No.
Item
Consumption
Total
568,893.26 442,972.49 1,011,865.75
Cost ex-VAT
37,016.20 38,675.54 75,691.73
From: Apr 2010 to Mar 2011 - billed to Feb 2011

No.
cat Door Entry System Heating Landlord - Other Lifts Lighting - Block Lighting - Estate Wardens Office
edl
Item
Consumption
Total
563,213.23 392,903.11 956,116.34
Cost ex-VAT
82.8 1897.948 872.248 89.168 226.144 58.584 11.064 3237.956
2.56% 58.62% 26.94% 2.75% 6.98% 1.81% 0.34% 100.00%
38,069.21 30,611.07 68,680.28
League Table of Consumption and Cost ex-VAT Total Gas

Gas (district heating): The boiler system, pipe work and radiators all have been renewed within last five years as part of major works. Question 11: Would you have any idea of how the performance of the residential parts relates to the Code For Sustainable Homes and other government benchmarks such as Decent Homes Standards Answer: (based on information received from Daniel White) CSH is a new build regulation. The buildings are listed, so options for works are extremely limited. However, Decent Homes Works are currently taking place inside tenanted flats.

No.
1 BRUNSWICK CENTRE
Item
Consumption
6,267,404.48
Cost ex-VAT
121,467.05

No.
1 BRUNSWICK CENTRE
Item
Consumption
7,635,792.48
Cost ex-VAT
140,890.80

No.
1 BRUNSWICK CENTRE
Item
Consumption
10,100,695.02
Cost ex-VAT
191,168.11
From: Apr 2010 to Mar 2011 - billed to Dec 2010

No.
1 BRUNSWICK CENTRE
Item
Consumption
5,309,814.68
Cost ex-VAT
107,021.25
65
7.0
APPENDICES
7.0
APPENDICES
Appendix E Excerpts from 'smart meter' research findings
Appendix F Environmental Management Principles
Research findings on the effectiveness of smart meters:

DARBY, Sarah: 'Is more feedback on water use useful? Some lessons from energy feedback research', University of Oxford Environmental Change Institute, Dec 2009
From the literature: effective energy feedback... is based on actual consumption is frequent disaggregated by appliance / appliance group is given continuously (ie, not just short-term) involves historical and/or social comparisons is understandable and appealing
(Fischer, 2008 / Darby 2006)
Direct impact of improved feedback: research findings (mostly N Europe + N America) Better feedback encourages energy-saving behaviour 5-15% savings for immediate/direct feedback (eg displays) 0-10% for less direct feedback (billing, statements, websites etc) (http://www.eci.ox.ac.uk/research/energy/electric-metering.php) People use feedback to help them become energy literate, forming new habits and investing in efficiency measures The longer studies show durable effects against control groups (can be 3+ years), once people have learned new habits/invested in efficiency. NOTE: these findings come from feedback studies, not smart metering trials. Most come from opt-
Top: The Earthscan Reader in Business & Sustainable Development: 'The Green Bottom Line' Martin Bennet & Peter James A graphical representation of how environmental costs may be analysed and incorporated into a business plan Bottom: The Sustainable Company (Laszlo) Diagram showing how stakeholder feedback can influence corporate values
66
All scans The Sustainable Company (Laszlo) Applying sustainable values to business management Laszlo idenitifies eight core disciplines that are critical to sustainable value creation
67

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The Brunswicks Environmental Performance: The Role of Management

ABSTRACT The Brunswicks Environmental Performance: The Role of Management

ACHIEVING THE GIB POTENTIAL SCORE

5.0 6.0 7.0

CONCLUSIONS AND RECOMMENDATIONS BIBLIOGRAPHY AND REFERENCES APPENDICES

26-27 28-29 30-67

to ess Acc over flats

e g ppin Sho t e Stre

1 From information supplied to author by Camden Housing Department 07.04.11 2 Melhuish pg 31

COMMERCIAL/RETAIL AREAS & COMMON PARTS

FREEHOLDER: The Royal Mail Pension Fund

RESIDENTIAL AREAS & THEIR COMMON PARTS

MANAGING AGENTS: Jones Lang Lasalle

HEAD LESSEES: Camden Council

Retail tenants, cinema, ofces

Main structure services, planting

Centre manager security cleaning

Building nishes, plant & services

Camden Housing & Maintenance Depts

Council Sheltered tenants

Brunswick TRA & Leasholders Assns

Outsourced services/ labour

Consultants & Contractors

Consultants & Contractors

Summary of Model and Block Data

Listed Building Consent, and there are no confirmed plans at present.

Summary of LEED-ND report

Understanding the building and its surroundings

Producing SAP calculations for any UK project is obligatory,

SUSTAINABLE BENCHMARKING STANDARDS

Case Studies & Precedents

MEASUREMENT & QUANTIFICATION

SUMMARY DIAGRAM: ACHIEVING THE GIB POTENTIAL SCORE

ONE UNIFIED PROJECT TEAM

ANALYSIS & BENCHMARKING

Bloomsbury Sub Area 12

IGHT GAR DEN

The School of Pharmacy

Print Date: Printed By: Map Ref No:

END-USER CONSULTATION & FEEDBACK

PLANNED MAINTENANCE TIMESCALE

DETAILED PLANS OF ACTION

an stm tal spi Ea l Ho nta

LA MB UIT ND 'S CO STRE

ACHIEVING THE GIB POTENTIAL SCORE

Project Team makeup

Measure, Quantify & Evaluate

Consultation & Feedback

CONCLUSIONS AND RECOMMENDATIONS

NEWSPAPER ARTICLES, WEBSITES AND BLOGS (cont):

DAVIS, Maggie: Brunswick Centre, Time Out, 17.10.06

LEVITT BERNSTEIN: Mixed Use:The Brunswick Centre, Camden,

LONG, Kieran: 'The Blossoming of Bloomsbury', London Evening Standard 13.04.11

LOVATT, Jane: Centre Forward, The Observer 23.03.03

The London Borough of Camden homepage:

STRATTON, Allegra: 'Barnet tests 'nudge' economics', The Guardian 21.08.10

ROSE, Steve: Scrubs Up Beautifully, The Guardian 23.10.06

BUSINESS GREEN: 'Official: Corporate sustainability works', 18.04.11

WIKIPEDIA; Brunswick Centre, http://en.wikipedia.org/wiki/Brunswick_Centre

BIBLIOGRAPHY AND REFERENCES

2.2 GREEN INFRASTRUCTURE AND BUILDINGS GIB Credit 8: Stormwater Management

To preserve existing noninvasive plants and pervious surfaces.