Simon Sturgis, a Vice-Chair of the ULI UK Sustainability Council brought together an expert panel, on the 19^th September, to share their experiences of implementing Urban Energy Efficiency at Scale.

This exclusive event was complimented with the last of the British summer, so after being able to enjoy the initial reception outside on Grosvenor’s balcony, the event began with Kate introducing the audience to the ULI and the Sustainability Council.

Urban Energy Efficiency at Scale was the first event around the Sustainability Council’s ‘Existing Buildings’ Areas of Focus. During this half day event, we were able to hear about the challenges surrounding policy implementation and those faced by a local authority and a major land owner. Each of the five thought leaders’ presentations and their respective discussions are outlined below.

Joe Baker, Go Green Programme Manager within the City Planning, Built Environment Department at Westminster City Council kicked off the debate by sharing the expectations and challenges which face Westminster as a borough in London. Interestingly, although the smallest borough geographically and with one of the smallest residential populations in London, Westminster has to cope with a large influx of people on a day to day basis. In addition, despite experiencing the worst air quality and noise complaints Westminster is a hub of development; receiving 13,000 planning applications in one year.

Westminster is faced with many constraints in ensuring their built environment becomes more energy efficient. The borough has the highest energy demand in the UK (with Edinburgh and Sheffield close behind), over 11,000 listed buildings and in the case of listed buildings in particular, the city has planning regulations that limits the application of technologies, such as PV and double glazing, to help these properties become more energy efficient.

Westminster also has to cope with lack of clarity between local, regional and national policies. Although Westminster and London has set out a clear road map to achieve zero carbon developments, the national government is removing the power and forming a national rather than locally evidenced based policy. This includes a national “allowable solutions fund” which is likely to mean that while Westminster will contribute it will not see any benefit from it. This is due to the cost of carbon reduction measures in central London being a higher cost that those outside London. This will limit the City Council ability to implement energy efficiency solutions, such as district heating across the borough.

Overheating is another major concern for the Council, due to the increasing impact of hard surfaces, building machinery and an ever increasing residential and working population. Overheating is further challenged due to the fact that London is not supported by a wider overheating policy. If implemented, an overheating policy could help direct planning authorities and developers to integrate cooling measures through design. The City has concerns about the perceived market requirement for air conditioning as this is increasing external air temperatures, making the borough’s situation worse. A supportive policy like this in place could help the Council overcome overheating as a major concern across its borough.

Kayla Friedman who is studying for her PhD at the Centre for Sustainable Development at Cambridge University, continued the policy theme by sharing her knowledge of the energy efficiency challenges facing Councils across London. Her presentation highlighted that although the planning process provides a significant opportunity to address energy efficiency, most local authorities mainly address heritage or conservation status while this wider building energy efficiency is not considered. Kayla explained that planning should be seen as a key opportunity to make energy efficiency improvements.

Financial constraints facing Local Authorities could be seen a main reason for not applying for energy efficiency measures during the planning stages. Cross department collaboration will therefore be instrumental if Councils are to deliver these energy efficiency improvements. Publicly sharing information both across the council and from their consultancies will allow Councils to make financial savings by preventing the replication of work.

Challenges in regards to resourcing and engaging people within and outside the Councils to pursue wider solutions for energy efficiency retrofits formed the basis of the debate which followed. A desire for strong, clear and consistent messages and policies, to help guide industry and which would also make measures worthwhile in terms of investments, was topical. Questions were raised around the wider sustainability perception, people’s values and behaviours.

‘People in the UK are disconnected with the source of energy in comparison to other places where you can visualise its production…’

‘Need the three levels (national, regional and county) of policy in order to make effective decisions…’

‘Outside of London the main planning priority is getting things off the ground not energy efficiency…’

 ‘How can you enforce policy if no one is going to penalise you…’

 ‘There is a difference between top down national direction here in the UK vs. local drive within the market place, for example in Australia…’

Victoria Herring, Director of Refurbishment and Retrofit at Grosvenor alongside Gareth Roberts, Director from Sturgis Carbon Profiling then shared a very practical perspective of how the Grosvenor Estate are implementing energy efficient retrofit improvements widely across Mayfair and Belgravia.

Victoria shared with the group the significant benefits which had occurred after concentrating their attention on the estate’s Affordable Housing (savings of £160 p/a on their energy bills). These buildings included and then lead to an estate wide retrofit programme on Grosvenor’s listed buildings. From all accounts this process proved incredibly insightful and now that some of the projects are completed they are in a position to assess the forecast efficiencies and apply this to their longer term approach.

Gareth then supported Victoria’s presentation by elaborating on how they reviewed their supply chain. Through careful research they were able to assess products from a wider carbon perspective. They determined which materials and technologies were most appropriate in terms of embodied carbon, miles travelled from source and cost. They proved that undertaking this research and development process at scale has now put Grosvenor in a position where they can influence best in class and push change.

Louise Clancy from the Greater London Authority then shared the newly launched Mayor of London’s Business Energy Challenge. This programme is based on a bronze, silver and gold tiered business engagement programme that aims to incentivise energy efficiency from an occupier’s perspective. This has the ability to create a market for occupiers to demand more efficient buildings but also to engage occupiers in improving their energy efficiency through a publicly led format with an award ceremony held on an annual basis (further details outlined below).

Overall the meeting emphasised that despite the clear need to exploit Urban Energy Efficiency at scale this issue runs a lot deeper than just applying policies and by addressing energy efficiency at a building level. New approaches and perspectives need to be taken forward, which don’t just address private development companies like Grosvenor, but that reach out across all sectors and professions if the market ‘norm’ is going to change. A highlight of the debate was that Urban Energy Efficiency needs be integrated into the wider community and to do this, could professions such as Doctors and Teachers be involved? There is clearly a growing need to educate and prove the long term benefits publically around Urban Energy Efficiency if people are to understand that this is a social and health issue as well as just a global economic and environmental one.

Calling all business leaders – join the Mayor of London’s Business Energy Challenge. This new initiative celebrates the cuts in carbon that London businesses are making, as well as calls on them to lead the way in making further carbon cuts. The Mayor will be recognising achievements at an awards ceremony at City Hall. Businesses join the Challenge by 24th October 2014, and enter their energy data into an online tool and this is converted into carbon intensity per square metre. Those companies that make the greatest percentage reduction in their carbon intensity from the baseline year (2010-2011) to the current year will be in line for gold awards. There will also be silver and bronze awards available. Find the tool here https://www.london.gov.uk/priorities/environment/business-energy-challenge/.

Please find the Speaker Presentations below:

Joe Baker_Westminster Energy Challenges and Opportunities

Kayla Friedman_Planning Policy_Catalyst or barrier to urban energy efficiency

Gareth Roberts_Real Estate Emissions Analysis ULI

Victoria Herring_Grosvenor Energy Plan

View photos of the event here: Event Photos

Sustainability Council’s next event will be themed on Existing Buildings, health and productivity. Further details be announced shortly.