Kings T Urge Sustainability 2009

European Property
Sustainability Matters
- benchmark tools and legal requirements
2009
Contents
Executive summary
Introduction
Measuring sustainability, current tools
BREEAM UK
The Code for Sustainable Homes
Energy Performance Certificates (EPCs)
Display Energy Certificates (DECs)
10
BEAM Hong Kong
11
CASBEE Japan
12
DGNB-Seal Germany
13
Green Star Australia
13
HQE France
15
LEED US
15
Protocol ITACA Italy
17
UK legislation and sustainability initiatives
18
Climate Change Bill 2008
19
UK Climate Change Programme
20
Energy White Paper 2007 and Energy Bill
20
Definition of zero carbon
20
Zero-carbon homes
20
New buildings and water
20
Carbon reductions in new non-domestic buildings
21
Planning Policy 2007-08 and eco-towns
21

Environmental performance of existing office space:

Bristol case study
22
24
British Council for Shopping Centres Green Code
European Union legislation and sustainability initiatives
25
EU Energy Performance of Buildings Directive 2008
25
EU Water Framework Directive
25
EU Waste Framework Directive
26
Certification of energy performance of buildings

across the EU in 2009 - RICS review
26
Contacts
27
Appendix
28
King Sturge: European Property Sustainability Matters
Executive summary
zero carbon. The group reported that modelling

evidence indicated that between 10% and 80% of
new homes would be unable to meet the current
zero carbon definition. A revised definition
was recommended that allows the inclusion of
off-site renewables in certain circumstances if
required
Energy security, securing energy supply, has

become as much a priority in the short to medium
term, as climate change is in the medium to long
term.
The Directive of the European Parliament and the
Council on the Energy Performance of Buildings
2008 states: Buildings are at the core of the
European Unions prosperity. They are important
to achieve EUs energy savings targets and to
combat climate change whilst contributing to
energy security
The CURRENT legal timetable for the Energy

Performance of Buildings Directive (EPBD) is
reaching its conclusion on 4 January 2009 and
implementation of the directive by each member
state is nearing finalisation. With the Royal
Institution of Chartered Surveyors (RICS), King
Sturge has assembled a table to demonstrate
how this directive is being implemented across
Europe see Appendix 1.
Typically commercial buildings produce 18% of

all UK carbon dioxide (CO2) emissions (domestic
buildings produce 28%). However, transport
accounts for 33% and industrial processes
(including making building materials) relate to
20% of CO2 emissions.
The 2008 EU Directive states: More energy

efficient buildings provide better living conditions
and save money for all citizens The best
moment for energy improvements is when
buildings are constructed or are renovated
There is increasing confusion about the concept

of sustainability.
As we have stated in
previous reports, there are three major items
to be considered (the triple bottom line
environment, economic and social sustainability)
plus the frequently forgotten FOURTH dimension:
governance.
Proposals for the new 2008 EU Directive state

that all existing buildings, when undergoing major
renovation, should meet certain efficiency levels
(not only for those above 1,000 m as in the current
directive). The Commission aims to lay down a
comparative methodology for calculating costoptimal levels of minimum energy performance
requirements by 31 December 2010. Member
states shall all have national plans by 20 June
2011 and report every three years on progress.
There is a lack of long-term governance in many

governments. For instance, there have been 16
Secretaries of State in the UK responsible for
town planning in less than 30 years.
As this report demonstrates, the development of
tools assessing the environmental performance
of buildings around the world has grown rapidly
and vary greatly country by country.
The UK Government has demonstrated its

commitment to addressing the causes and
consequences of climate change by introducing
The Climate Change, Energy and Planning
Acts 2008. This legislation will mark the first
introduction, anywhere in the world, of a longterm legally binding framework to manage and
respond to climate change.
An understanding of the interacting factors which

contribute to the sustainable credentials of a new
or existing building require further improvement.
The cost of meeting the UK Governments
zero carbon target, for instance, could
raise construction cost by 25%-42%. Urban
regeneration could suffer as a consequence as it
becomes more and more difficult to meet these
higher costs.
Angus McIntosh
Partner
King Sturge LLP
In May 2008, the Zero Carbon Task Group was

established by the UK Green Building Council in
response to the industries confusion over the
definition, calculation and practicality of the term
T: 020 7087 5500 (Direct)

F: 020 7087 5526 (Direct)
angus.mcintosh@kingsturge.com
Introduction
Energy Dependency Rate: percentage of total gross

energy consumption arising from imported energy
sources, of all EU member states 2006
This is the fifth annual King Sturge report under the

title Property Sustainability Matters, which this
year focuses on the measurement of sustainability
and the changing UK and EU legislation. With the
introduction of Energy Performance Certificates
nearing completion, the report provides an
overview of the current benchmarking tools already
in place worldwide and the changing UK and EU
environmental legislative landscape.
EU27
Denmark
Poland
United Kingdom
Czech Republic
Romania
Estonia
Sweden
Netherlands
Bulgaria
France
Slovenia
Finland
Germany
Hungary
Slovakia
Lithuania
Latvia
Greece
Austria
Belgium
Spain
Portugal
Italy
Ireland
Luxembourg
Malta
Cyprus
The developed economies of the world have

entered the Energy-Climate era, a term used
by Thomas Friedman in his recent book Hot, Flat
and Crowded. It has become the agenda both for
President-elect Barack Obama in the USA and for
the European Union. In a note to the Directive
of the European Parliament and the Council on the
Energy Performance of Buildings 2008 it states:
-40
-20
20
40
60
80
100
120
Source: Eurostat
This report reviews some of the recent

developments in this area including, with the help
of the Royal Institution of Chartered Surveyors, how
different member states are introducing Energy
Performance Certificates (see Appendix 1)
Buildings are at the core of the European Unions

prosperity. They are important to achieve EUs
energy savings targets and to combat climate
change whilst contributing to energy security
The use of energy and the production of carbon

dioxide (CO2) in buildings is only one part of total
energy use by society. The chart on page 3 shows
that non-domestic properties produce 18% of all UK
CO2 (domestic properties produce 28%). However,
transport accounts for 33% and industrial processes
(including making building materials) relate to 20%
of CO2 emissions.
Energy security, securing energy supply, has become

as much a priority in the short to medium term,
as climate change is in the medium to long term.
Energy dependency in the EU is increasing, which
means more and more countries are depending on
imported energy sources.
The following chart depicts the energy dependency
rates of the EU member states (net import of energy
divided by the gross consumption, expressed as a
percentage).
In addition, the energy consumption of occupied

buildings in use contributes only in part to the
total carbon footprint of the built environment. Other
issues to consider include: construction, transport,
efficient design, recycling previous waste material
and others, as the chart on page 3 indicates.
Cyprus, Luxembourg, Malta and Ireland all have

an energy dependency of more than 90% while
Denmark has a negative rate, indicating it is a net
exporter of energy.
Currently, life-cycle analysis of a typical building

indicates that during construction around 10%
of total energy is used in construction, 85%-89%
while in-use and 1%-5% in demolition. However, as
buildings become more and more energy efficient
this ratio is likely to change significantly, with
decreases in in-use energy consumption transferred
to increases in construction and subsequent
demolition.
The Directive of the European Parliament and the

Council on the Energy Performance of Buildings
also states:
More energy efficient buildings provide better
living conditions and save money for all citizens
The best moment for energy improvements is
when buildings are constructed or are renovated
Member states have to ensure a good quality of the
certificates and inspection
A typical checklist for an office building, to calculate

a buildings use of energy, includes:
UK CO2 emissions by sector

Industrial process
20%
Very important
Agriculture
1%
Development of an energy management plan

Building management system
Domestic
property
28%
Transport
33%
Introduction of automatic switch off for

computers
Important
Management of the chiller water temperature
Non domestic property

18%
Optimise the combustion efficiency of heating

system
23% Retail
Hotel & Catering 16%
Fit time switches to catering equipment

Replace lamps with energy efficient equipment
4% Sport & Leisure
Control meeting room energy setting/auto switch

off
14% Other
Health 4%
Control lighting system/auto switch off
Government 6%
9% Warehouses
Education 11%
Communication Transportation 2%
Outside air temperature chiller - control
11% Commercial offices
For a domestic dwelling the cost of meeting

the environmental sustainable legal agenda is
increasingly demanding. The DCLG/Cyril Sweett
assessment for English Partnerships and the
Housing Corporation in 2007 suggests that,
especially at a time when capital values and land
values are falling, meeting the additional cost of
achieving Level 6 (zero carbon) under the Code
for Sustainable Homes is expensive. The cost of
meeting the UK Governments zero carbon target
could raise construction costs by 25%-42%.
Source: BERR, DEFRA & Pout et al, 2000
The building life-cycle: issues impacting on the carbon

footprint
Energy of Materials
Extraction/harvesting of
raw materials
Construction
Processing &
manufacturing
Transport & Installation
Energy Efficient Design
Construction Waste
Waste - eg; recycling

paper
Recycle previous building

structure/materials
Effective use of space

(productivity)
A cost estimate for achieving the Code for Sustainable

Homes in 2008 (medium case*)
50%
Occupier transport eg; commuting & other

travel
Hours of use
Water - eg; grey water
capture
Demolition costs
Demolish
Detached house
45%
Use
Percentage increase on 2006

building regulations
Building Management
Systems - eg; space
heating/cooling, lighting
(mechanical & electical
systems)
Recycle/Waste
Flat
35%
30%
25%
20%
15%
10%
5%
0%
Disposal of toxic waste eg; PV cells
End terraced house
40%
Code for sustainable homes level
Source: Cost analysis of The Code fro Sustainable Homes, DCLG

* Medium case: market town development, medium ecological value and low
flood risk
right direction to achieving a more co-ordinated

approach.
There is increasing confusion about the concept

of sustainability. This increasingly used and
often mis-used word forgets that sustainability
refers to that which continues or endures or
is maintained. As we have stated in previous
reports, there are three major items to be considered
(the triple bottom line environment, economic and
social sustainability) plus the frequently forgotten
FOURTH dimension: governance.
DCLG - Environment ministers 1979 - 2008

Position
Name
Date
Secretary of State for the

Environment
M Heseltine
1979-1983
T King
1983-1983
P Jenkin
1983-1985
K Baker
1985-1986
N Ridley
1986-1989
C Patten
1989-1990
M Heseltine
1990-1992
Climate change.
M Howard
1992-1993
Air, water and ground

pollution.
J Gummer
1993-1997
G Strang
1997-1998
J Reid
1998-1999
H Liddell
1999
G Macdonald
1999-2001
S Byers
2001-2002
Office of the Deputy

Prime Minister with Local
Government and the Regions
J Prescott
2002-2007
Secretary of State for

Communities and Local
Government
H Blears
28 Jun 2007
Minister of State for Housing

and Planning
Y Cooper
28 Jun 2007
24 Jan 2008
C Flint
24 Jan 2008
3 Oct 2008
M Beckett
3 Oct 2008
Urban sustainable development
Sustained
occupier market demand.
Culture.
Respect for people.
Sense of place.
Working and living
environment.
Environmental
sustainability
Investment
performance.
Viable

Transport,
Local Government and the
Regions
Live-able
GOVERNANCE
Economic
sustainability
Equity
Social
sustainability
Source: Various
In the UK, the Bournville Village Trust in Birmingham,

Port Sunlight in Cheshire and Letchworth Garden
City have established sustainable charitable
business models. They, like major landed estates
such as Howard de Walden, Grosvenor, Cadogan
and Calthorpe, have created trans-generation
governance structures taking urban management
from cradle to cradle.
Measuring Sustainability, current tools

The number of tools assessing the environmental
performance of buildings around the world has
grown rapidly.
As the following table from the UK Government

illustrates, there is a lack of long-term governance
within the environmental cabinet. While many
individuals are extremely capable and well
intentioned, the system of government has not
assisted the concept of long-term governance;
there have been 16 Secretaries of State in the UK
responsible for town planning in less than 30 years,
and the recent Minister of State has had three
different Ministers for Town Planning in the last two
years.
The majority of these tools place increasing

emphasis on energy use and the production of CO2;
however, a greater understanding of the interacting
factors which contribute to the sustainable
credentials of a new or existing building requires
further development.
Interestingly, tools from both Japan and Hong Kong
place great emphasis on indoor environmental
quality (IEQ) and health and wellbeing, with
minimum values for IEQ mandatory to achieve a
rating in the BEAM assessment employed in Hong
Kong.
Long-term strategic planning, policy implementation

and leadership is required to ensure the long-term
development of an environmental planning policy.
The recent creation of the Department of Energy
and Climate Change in the UK is a step in the
Energy and CO2 remain the focus of the remaining
tools, with many introducing minimum mandatory

targets for reductions in energy consumption and
CO2 emissions.
Looking ahead, while many of these tools have

been established in the market place for some
time, the alignment of assessment criteria with that
of Energy Performance Certificates (EPCs) will be
required to ensure the continued success of these
benchmarking tools. The key assessment criteria
for EPCs and benchmarking tools from around the
world is summarised in the following table:
Hong Kong
Japan
Germany
Australia
France
USA
Italy
CFSH*
EPCs
DECs
BEAM
CASBEE
DGNB-Seal
Green Star
HQE
LEED
Protocol ITACA
Energy
CO2
Ecology
UK
UK/EU
BREEAM
An overview of sustainability benchmarking

tools: key assessment criteria
Assessment Criteria
Economy
?
?
Health and Wellbeing
Indoor Environmental Quality
Innovation
Land Use
Management
Materials
Pollution
Renewable Technologies
Transport
Waste
Water
? Data for DGNB-Seal, HQE and Protocol ITACA is not exhaustive and additional criteria may be included in the assessment.
* The Code for Sustainable Homes
Measuring sustainability, current tools
Assessment criteria
BREEAM UK
Each BREEAM tool looks at the same broad range of environmental

issues. The table below details the assessment categories with
some examples of the issues requiring consideration.
BREEAM Rating*
and Mandatory
Credits
The
Building
Research
Establishments
environmental assessment method (BREEAM)
was introduced in the 1990s and was the first tool
to offer an environmental label for buildings in the
UK. BREEAM is continually updated in line with UK
Building Regulations and is now used all over the
world.
BREEAM Assessment Criteria
Tools

80% net lettable floor area
adequately daylit
Potential for natural ventilation
High-frequency lighting
Microbial contamination
BREEAM can be used to assess the environmental performance

of any type of building, new and existing under the following
categories:
BREEAM Courts
G VG
Materials
Materials specification major
building elements
Responsible sourcing of materials
BREEAM Healthcare
BREEAM Industrial
BREEAM International
BREEAM Retail
Management
Commissioning
Considerate Constructors
Building User Guide
Publication of building information
(BREEAM Education only)
Development as a learning
resource (BREEAM Education only)
BREEAM Prisons
BREEAM Offices
BREEAM Schools
BREEAM Further Education
BREEAM Multi-residential
BREEAM The Code for Sustainable Homes
BREEAM EcoHomes
Pollution
NOx emissions of heating source
Flood risk/water run-off
BREEAM EcoHomes XB
BREEAM Bespoke
Land Use and Ecology

Mitigating ecological impact
Enhancing site ecology
Long-term impact of biodiversity
2008 changes
BREEAM released an update of their tools on 1 August 2008.
As opposed to the usual biennial revisions, the release was
described as including a number of major step changes; they
include:
Division of energy and water into two separate assessment
criteria
Waste
Storage of recyclable waste
Water
Water consumption
Water meter
Introduction of mandatory credits

process
(design
and
Transport
Provision of public transport
Cyclist facilities
Change to environmental weightings

Two-stage certification
construction)
Energy
Reduction of CO2 emissions
Sub-metering of substantial energy
uses
Low or zero carbon technologies
Sub-metering of areas / tenancies
post-
Innovation
Reduces impact on environmental/
social issues
Sustainability benefits
demonstrated and objectively
assessed
Exemplary level in a number of
credits
CO2 emissions benchmarks (aligned with EPCs)

A new Outstanding rating, now the highest rating available
These changes are described as bringing BREEAM in line
with energy performance certificates, setting more stringent
assessment standards with regards to energy, water and CO2
emissions. As a result, many of those buildings previously
assessed using BREEAM may no longer be able to reach the
same rating if reassessed under the newly updated 2008 tools.
* P: Pass G:Good VG: Very Good E: Excellent O: Outstanding
Rating
BREEAM certified buildings as of September 2008
BREEAM assesses buildings against set criteria which are

subsequently subject to a set of environmental weightings. The
individual weighted criteria scores are subsequently totalled
to give a final score out of 100 which is divided into six rating
categories.
No of BREEAM certified buildings
3000
BREEAM weightings
Before Aug 2008
Land Use & Ecology 15%
2500
2000
1500
1000
500
0
15% Management
Uncertified
Pass
Good
BREEAM rating
Source: BRE
15% Health &

Wellbeing
Pollution 15%
Further Information
BRE, Garston, Watford, WD25 9XX
Tel: 0044 (0)1923 664 462
Web: www.breeam.org
Email: breeam@bre.co.uk
Materials & Waste

10%
25% Energy & Transport
Water 5%
After Aug 2008

Land Use & Ecology 10%
12% Management
Pollution 10%
15% Health &
Wellbeing
Waste 7.5%
Materials 12.5%
19% Energy
Water 6%
8% Transport
Source: BRE
BREEAM Ratings
% Score
Unclassified
<30
Pass
30
Good
45
Very Good
55
Excellent
70
Outstanding
85*
* There are additional requirements for achieving a BREEAM Outstanding rating.
Assessment
The BRE holds a comprehensive list of all licensed assessment
organisations.
As of September 2008, a total of 7,202 buildings have been
certified under BREEAM.
Very Good
Excellent
The Code for Sustainable Homes
Rating
The Code for Sustainable Homes credit weightings
Background information and a general overview of

BREEAM tools can be obtained from the previous
section, BREEAM. More specific details regarding
the Code for Sustainable Homes (CFSH) are detailed
here.
Management 10%
Water 9%
14% Health & wellbeing

Source: BRE
The Code for Sustainable Homes Rating
The table below details the assessment categories with some

examples of the issues requiring consideration.

Lifetime homes
Daylighting
Sound insulation
Materials
Environmental impact of materials
Responsible sourcing of materials
Mandatory*
Level 2 ()
48
Level 3 ()
57
Level 4 ()
68
Level 5 ()
84
Level 6 Zero Carbon ()
90
Assessment of the code is performed at two stages, an initial

assessment which gives rise to an interim certificate and a
final assessment after completion of construction, where final
certification is carried out.
CFSH and zero carbon homes

The Governments policy to achieve zero carbon homes by
2016 (England) and 2012 (Wales) will require all new housing
to achieve Level 6 of the code by these dates. However, the
DCLG/Cyril Sweett assessment for English Partnerships and
the Housing Corporation (2007) suggests that, especially at a
time when capital values and land values are falling, meeting
the additional cost of achieving Level 6 of the code is expensive.
The cost of meeting the UK Governments zero carbon target
could raise construction costs by 25%-42%.
Ecology
Ecological value of site
Building footprint
Water
Indoor water use
External water use
% Score
36%
Assessment
Pollution
Global warming potential of insulants
NOx emissions
A cost estimate for achieving the Code for Sustainable

Homes in 2008 (medium case*)
50%
Detached house
45%
Percentage increase on 2006

building regulations
Waste
Construction waste management
Storage of non-recyclable and recyclable
household waste
Composting
Level 1 ()
Management
Construction site impacts
Considerate Constructors Scheme
Surface Water Run-Off

Management of surface water run-off from
developments
Flood risk
2.2% Surface water run-off
Materials 7.2%
Assessment criteria
Energy and CO2 Emissions

Dwelling Emission Rate (CO2)
Energy labelled white goods
Low or zero carbon tecnologies
36.4%
Energy & CO2
Waste 6.4%
The CFSHs was launched in December 2006 setting

out the national standard for residential construction
in England. It replaced BREEAMs EcoHomes in
April 2007, and in February 2008 the Government
made rating against the code mandatory for all new
homes. However, currently there is no particular
level that needs to be achieved.
CFSHs Assessment Criteria
2.8% Pollution
Ecology 12%
End terraced house
40%
Flat
35%
30%
25%
20%
15%
10%
5%
0%
Code for sustainable homes level
Source: Cost analysis of The Code for Sustainable Homes, DCLG

* Medium case: market town development, medium ecological value and low
flood risk
* There may be additional mandatory requirements for individual rating levels of the
scheme
Energy Performance Certificates (EPCs)
Rating methodology
EPCs calculate the intrinsic performance of a building as built,
often referred to as the asset rating. Simulation tools calculate
the buildings demand for heat, ventilation, cooling, lighting
and hot water, based on its geometry, construction and a set
of standardised conditions (weather, occupancy and different
activity areas). Actual KgCO2/m2 figures are produced from this
data and are used to calculate the rating.
The Energy Performance of Buildings (Certificates

and Inspections) (England and Wales) Regulations
2007 implement article 7 of the EU directive.
Implementation of Energy Performance Certificates
(EPCs) began on 6 April 2008 with full execution
achieved by 1 October 2008 in England and Wales.
From 1 October 2008 all buildings whenever sold,
built or rented will need an EPC. However, nondomestic properties on the market before 1 Oct
2008 and remain on the market, will not require an
EPC until 1 Jan 2009.
EPCs are produced using the Simplified Building Energy Model

(SBEM) for non-domestic buildings and the Standard Assessment
Procedure (SAP) for domestic buildings both developed by the
BRE.
Assessment criteria
EPC Assessment Required Information Checklist
EPCs provide an energy efficiency rating for properties together

with recommendations for thier improvement. The actual
certificate is made up of a number of components depending
on the building type:
Non-domestic buildings
Domestic buildings
Energy performance asset

rating
Two ratings, an energy

efficiency rating and an
environmental impact rating
Technical information and

comparable benchmarks
Typical energy use and CO2

emissions
Typical ratings of similar,

newly built and existing
buildings
Assessment of key building

elements
Accompanying
recommendation report with
detailed building information
and recommendations
for improving the energy
performance (divided into
short (<3 years), medium
(3-7 years) and long-term (>7
years) payback periods)
Recommendations
for improving energy
performance (divided into low
and high cost measures and
those measures required to
achieve the highest possible
standards)
Certificate valid for ten years
Certificate valid for three

years.
Non-domestic buildings
Scaled plans of the building
including floor to ceiling
heights
Construction details
M & E plant type and
efficiencies
pump rating
boiler seasonal
efficiencies
fan power
ventilation rates
Domestic buildings
Building materials
Thermal insulation levels
Ventilation characteristics
and equipment
Control and efficiency of
heating equipment
Solar gain
Fuel type used for space
and water heating
Ventilation and lighting
Renewable technologies
Where any information is unavailable,

default values are substituted resulting
in a poor rating
Independent of household size and

composition, geographical location,
ownership and efficiency of electrical
appliances, individual heating patterns
and temperatures
Energy Performance Certificate (EPC) requirements

Start
Yes
EPC required for
each type of use
Is the building
of mixed use?
No
Does the building

have multiple
tenancies?
Yes
Are portions of the

building individually
serviced?
Yes
EPC required for each

independently
serviced portion
EPC required for

whole building
No
Are portions of the

serviced?
Yes
EPC required for each

independently
serviced portion
Yes
Is the building
an office?
No
No
No
Does the building have

multiple tenancies or
ownership?
Are portions of the

serviced?
Is the building classified as retail?

No
Is the building classified as
residential?
Yes
Yes
No
Is the building a large extension?
Yes
No
Is the building classified as
industrial?
Yes
Source: CIBSE
Yes
Yes
Display Energy Certificates (DEC)
Rating
Non-domestic building
Energy Performance Asset Rating
A+
More energy efficient
Net zero CO2 emissions
0 - 25
26 - 50
51 - 75
76 - 100
101 - 125
F
G
The Energy Performance of Buildings (Certificates

and Inspections) (England and Wales) Regulations
2007 (the Energy Performance Regulations)
implement article 7 of the EU directive in England
and Wales. It requires DECs to be displayed
prominently in all publicly accessible and public
authority occupied buildings in England and Wales
over 1,000m2 as of 1 October 2008.
Score
126 - 150
Less energy efficient
Over 150
A DEC gives the operational rating of a building,

standardised so that one building can be easily
compared to a building of a similar type.
Domestic building
Energy Efficiency Rating
Environmental (CO2) Impact

Rating
Score
Very energy efficient A

lower running
costs
81 - 91
Total CO2 emissions
69 - 80
Previous operational ratings (last three accounting periods)
55 - 68
Technical and administrative information
39 - 54
21 - 38
Accompanying recommendation report with recommendations

for improving energy performance (fabric and services)
Not energy efficient

higher running
costs
Very environmentally 92 - 100

friendly lower CO2
emissions
The certificate features:

Energy performance operational rating
Not environmentally 1 - 20
friendly higher CO2
emissions
Certificate valid for one year and advisory report valid for
seven years
Rating methodology
Assessment
A DEC displays the actual energy performance of a building while

in operation compared to EPCs which measure the theoretical
energy use. The rating is based on the metered energy used by
the building in the previous 12 months, which is compared to
established benchmarks to produce an efficiency rating. DECs
are produced using the Operational Rating Calculation (ORCalc).
Assessment and certification is carried out by energy assessors

who are members of an accreditation scheme and have the
appropriate qualifications or competence. A list of accredited
energy assessors and their contact details is held by each
individual accreditation scheme.
All EPCs and associated advisory reports are recorded in a central
database. Domestic certificates are held in the HCR Register
and non-domestic EPCs and DECs are held in the Non-Domestic
Energy Performance Certificate Register.
Assessment criteria
DEC Assessment Information Checklist
Identification of the building and activities for which it is
used
Fee
Internal floor area
The cost of an EPC varies according to the size, type, complexity

and location of the property. The predicted cost for a standalone
EPC for the average home is approximately 100.
Actual meter readings or consignment notes for all fuels

used in the building for one full calendar year
Details of the buildings assets that affect energy
consumption
Enforcement is the responsibility of Trading Standards for the

sale and letting of existing buildings and Building Control for new
construction. In most cases, the penalty for non-compliance is
12.5% of the buildings rateable value, with a default penalty of
750 where the formula cannot be applied. The range of penalties
under this formula is subject to minimum and maximum values
of 500 and 5,000.
Insulation
Building services
Etc
Further information
Department for Communities and Local Government
Tel: 0044 (0)845 365 2468
Email: help@epbduk.info
Web: www.communities.gov.uk/epbd
10
Rating
Tools
The system rates buildings from A to G, similar to the system

used to rate domestic white goods.
Two assessment tools are currently available:

BEAM for new buildings
residential, commercial,
institutional and mixed BEAM for existing buildings
use complexes
(including occupied)
Energy Performance Operational Rating
Score
0 - 25
More energy efficient
26 - 50
Assessment criteria
51 - 75
76 - 100
BEAM provides a single performance label which demonstrates

the overall qualities of a building. Credits have been broadly
allocated between the different assessment criteria by taking
into consideration international assessment methods, surveys
and informed opinion. The table below details the assessment
categories with some examples of the issues requiring
consideration.
100 would be typical

E
101 - 125
F
G
126 - 150
Less energy efficient
Over 150
BEAM Assessment Criteria
Assessment
Site Aspects
DECs are produced by energy assessors who are members of

an accreditation scheme and have appropriate qualifications and
competences. A list of accredited assessors and their contact
details is held by each individual accreditation scheme. DECs
and their associated reports are recorded in a central database,
the Non-Domestic Energy Performance Certificate Register.
Location and design of the building

Site management
Local transport
Material Aspects
Material selection
Fee
Efficient use of materials
The cost of obtaining a DEC will vary according to the size, type,
complexity and location of the property.
Waste disposal and recycling

Energy Use
Reduction in annual energy use
The local Weights and Measures Authority (Trading Standards

Officer) is responsible for enforcing certification. A penalty of
500 can be issued for failing to display a DEC at all times in a
prominent position, and 1,000 for failing to possess or have in
control a valid advisory report. In addition to these penalties, it
will be necessary to commission the documents.
Low-carbon and energy-efficient systems/equipment

Energy management
Water Use
Water quality
Water conservation
Further information
Effluent discharges
Department for Communities and Local Government

Tel: 0044 (0)845 365 2468
Email: help@epbduk.info
Web: www.communities.gov.uk/epbd
Indoor Environmental Quality (IEQ)

Safety
Hygiene
Indoor air quality and ventilation
Thermal comfort
BEAM Hong Kong
Lighting
Acoustics and noise
The BEAM Society introduced the Building

Environmental Assessment Method (BEAM), in
1996. It is the leading environmental assessment
method employed in Hong Kong and is largely
based on the UKs BREEAM.
Building amenities
Innovation and Performance Enhancements
Innovative techniques
Performance enhancements
Rating
BEAM is an industry-led voluntary environmental

assessment
method
which
independently
measures, improves, certifies and labels the
environmental sustainability of buildings. BEAM
covers the whole-life performance of a building,
assessing new buildings on completion to ensure
certification of actual performance.
11
BEAM Certified
Rating
Overall
Score (%)
IEQ Score
(%)
Unclassified
<40%
<45%
Signifies
Bronze
40%
45%
Above Average
Silver
55%
50%
Good
Gold
65%
55%
Very Good
Platinum
75%
65%
Excellent
Assessment
CASBEE Assessment Criteria
At present, BEAM assessments can only be conducted by the

Business Environment Council (BEC).
Q Criteria
Q1 Indoor Environment
The BEAM scheme has been adopted by over 150 developments,

including 37,583 residential units. 84 assessments have been
completed to date, with a further 66 assessments ongoing.
Daylighting and daylight devices
On a per capita basis BEAM has assessed more buildings and

more square metres of space that any other similar scheme in
use worldwide.
Q2 Quality of Service
Further information
Refreshment space
BEAM Society
c/o Business Environment Council
2nd Floor, Jockey Club Environmental Building
77 Tat Chee Avenue
Yau Yat Tsuen, Kowloon
Hong Kong
Tel: 00852 2784 3900
Fax: 00852 2784 6699
Email: hk-beam@bec.org.hk
Web: www.hk beam.org.hk
Q3 Outdoor Environment on Site
Glare reduction
Lighting control
Perceived spaciousness and access to view
Earthquake resistance
Preservation and creation of biotope

Improvement of thermal comfort
L Criteria
L1 Energy
Operation and management system
Building thermal load
Efficient building services systems
L2 Resources and Materials
CASBEE Japan
Water saving, rainwater capture and grey water recycling

Building material re-use
The Japanese Comprehensive Assessment System

for Building Environmental Efficiency (CASBEE)
was introduced in 2004 as a co-operative project
between industry, government and academia.
The Japan Sustainable Building Consortium
(JSBC) and its affiliated committees undertake
overall management of the tool. CASBEE is an
environmental labelling method for buildings which
corresponds to its life-cycle.
Tools
CASBEE for Pre-Design
CASBEE for New Construction
CASBEE for Existing Buildings
CASBEE for Renovation
Sourcing of sustainable materials

L3 Off-site Environment
Air pollution
Heat island effect
Wind damage and sunlight obstruction
Rating
Applicable to public and

private, residential and
non-residential, offices,
schools and apartments
CASBEE Certified Rating
Score
Signifies
0 - 0.49
Poor
B-
0.5 0.99
B+
1.0 1.49
1.5 2.99
3.0 -
Average
Excellent
Rating methodology
Assessment
The CASBEE tool has two major assessment targets:

environmental load (L) and the quality of building performance
(Q); Q/L indicates the overall result of environmental assessment.
Scores are awarded under each of the criteria and weighted.
CASBEE is essentially a self-assessment tool which provides

users with a checklist to improve environmental performance of
their building. Certification requires verification by a third party.
Further information
CASBEE
Email: mailto:casbee-info@ibec.or.jp
Web: www.ibec.or.jp/CASBEE/english
12
DGNB-Seal Germany
Assessment
The assessment system is currently being tested on 30 projects;
certification results will be published in January 2009.
The German Sustainable Building Certificate (DGNBSeal) was developed by the German Sustainable
Building Council (DGNB) and the German Federal
Ministry of Transport, Building and Urban Affairs
(BMVBS). It was introduced in June 2008 and is the
German certification system for the sustainability of
buildings.
Further information
German Sustainable Building Council DGNB
Stuttgarter Engineering Park/ Step 9
Wankelstr.14
D-70563 Stuttgart
Germany
Tel: 0049 (0)711 7223 220
Fax: 0049 (0)711 7223 2299
Email: info@dgnb.de
Web: www.dgnb.de
Tools
The DGNB-Seal assessment tool can be used for a variety of
building types anywhere in the world.
Green Star - Australia
Assessment criteria
The Green Star rating tool was introduced in 2003.

All Green Star tools are initially launched as PILOT
tools with a 90-day public feedback period, used to
refine the tool before official release.
DGNB-Seal Assessment Criteria

Ecology
Demand for primary energy and
drinking water
CO2 emissions
Noxious and hazardous materials
Indicated target
values
Green Star is used in Australia where the tool is

freely available for self-assessment. However, the
Green Building Council Australia (GBCA) need to
validate ratings through formal assessment and
certification if a design, project or building wishes
to claim or promote a Green Star Certified Rating or
use the Green Star logo.
Economy
Life-cycle costs
Running and cleaning costs
Maintenance costs
Socio-cultural and Cultural Aspects
Thermal comfort
Rating methodology and tools
Fresh-air supply
Green Star is a voluntary environmental rating that evaluates

the environmental design and achievement of buildings. The
tool measures the environmental potential of a building under
ideal circumstances based on its design and management
processes. Green Star rating tools are used to guide the design
or construction process, a document-based submission is
collated as proof of this achievement which a panel of third-party
certified assessors validate.
Daylight
Acoustic comfort
Absenteeism
Engineering
Maintenance and repair of deployed materials
Structural design
Construction characteristics of the building shell
Green Star is available for a number of building types:
Processes
Retail centre
Design and construction
Education
Integral planning
Offices design
Location
Offices as built
Public-transport links
Offices interiors
Office existing building (pilot)
Multi-unit residential (pilot)
Rating
DGNB-Seal Rating
Mixed use (pilot)
Overall Score (%)
Healthcare (pilot)
Bronze
Silver
Industrial (pilot)
Currently Under Discussion
Gold
13
Assessment criteria
Rating
Points are awarded for the achievement of credits in each rating

category which is subsequently weighted. The environmental
weighting vary by geographical location, to reflect issues of
importance within each state or territory of Australia. There are
two main conditional requirements; greenhouse gas emissions
must not exceed a given amount and the land must not be
of high ecological value. The table below details the broader
assessment categories with some examples of the issues
requiring consideration.
Green Star Score

Certified
Rating
Green Star Assessment Criteria

Energy
Sub-metering
The Australian Building Greenhouse Rating Scheme (ABGR)
4 Star minimum rating
Peak demand reduction
Signifies
Notes
1 Star
10 - 19 Minimum Practice
Office existing
building only
2 Star
20 - 29 Average Practice
Office existing
building only
3 Star
30 - 44 Good Practice
Office existing
building only
4 Star
45 - 59 Best Practice
5 Star
60 - 74 Australian
Excellence
6 Star
75 100
World Leadership
Assessment
Zoning
Projects must register with the GBCA for assessment after an

appropriate Green Star rating tool is identified. As of September
2008 87 projects have achieved a Green Star rating.
Emissions
Refrigerant capture
Minimise water pollution
Green Star certified buildings as of September 2008
Sewage minimisation
45
No of Green Star certified buildings
Materials
Re-use and recycle existing materials and faade
PVC minimisation
Management
Waste management plans
Environmental management plans
Indoor Environment Quality
40
35
30
25
20
15
10
5
0
Predicted ventilation, light, views
4 Star
5 Star
Green Star rating
Noise
Source: GBCA
Asbestos
Land Use and Ecology
Further information
Soil reuse
GBCA
Level 15
179 Elizabeth Street
Sydney
NSW 2000
Tel: 00612 8252 8222
Email: greenstar@gbca.org.au
Web: www.gbca.org.au/green-star
Add ecological value

Water
Water collection and re-use
Water metering
Water efficient fixtures
Transport and Innovation
Proximity to public transport
Minimum car parking facilities
14
6 Star
HQE France
Rating and Assessment

HQE does not provide a rating or label for environmental
buildings. However, certification of adopting a HQE approach
can be sought after a building is complete.
The Association HQE introduced the Haute

Qualit Environnementale (HQE) in 1996. It
provides an independent third party assessment
of environmental quality in the built environment.
HQE is a voluntary management tool based largely
on the international standard ISO14001. HQE is a
project methodology rather than an assessment
tool. It provides environmental standards for the
planning, design and implementation of a building
design at construction or refurbishment.
Further Information
Association HQE
4 Avenue Du Recteur Poincar
75016
Paris
France
Tel: 00331 4047 0282
Fax: 00331 4047 0488
Email: a.hqe@assohqe.org
Web: www.assohqe.org
Tools
Certificates may follow successful integration of the HQE
approach into a building scheme. Upon completion, certification
may be achieved under the following building types:
Offices and Educational
Buildings
Commercial
Hospitality
Hotels and tourist homes
Hostels
Shopping areas of activity
Tourist villages
Shops at the foot of a

building
Residential housing
Hospitals and clinics

Polyclinics
The Leadership in Energy and Environmental Design

(LEED) Green Building Rating System was launched
in 1998 and was first used to certify a project in
2000. The tool was developed by the United States
Green Building Council (USGBC), which undertakes
the formal assessment and certification.
Logistics
Centres and shopping
Health Establishments
LEED US
LEED has been adopted by State and local

government for public-owned and public-funded
buildings. In addition, there are LEED initiatives
in federal agencies, including the Departments
of Defense, Agriculture, Energy, and State. It is
used increasingly on privately owned buildings and
has been adopted and used in over 40 different
countries around the world.
Leisure management
Operational
The above tools for
existing buildings
Care facilities
Assessment criteria
HQE assessment criteria
Assessment methodology and tools
Eco-Construction
LEED is a voluntary, third-party certification process for

developing high-performance, sustainable buildings. It is a
nationally accepted benchmark which recognises the design,
construction and operation of green buildings.
Relationship of the building with the environment

Facilities (life-cycle, maintenance and emissions)
Waste
Eco-Management
LEED certification is available for the following building types:
Energy management
New construction
Water
Major renovation
Activities waste
Existing buildings
Maintenance
Commercial interiors
Comfort
Core and shell
Health
Schools
Air quality
Homes
Health conservation
Neighbourhood development (pilot)

Retail (pilot)
Healthcare (pilot)
15
Assessment criteria
LEED certified buildings as of September 2008
The LEED assessment tool assesses projects against credits

grouped under six categories. While all credits are weighted
equally, the different number of credits which make up each
category is in effect a weighting method. While there are some
mandatory credits shared across the LEED tools, most of the
tools also have more specific mandatory criteria. The table below
details the assessment categories with some examples of the
issues requiring consideration.
LEED Assessment Criteria
No of LEED certified buildings
1200
1000
800
600
400
200
0
Mandatory
Certified
Silver
Indoor Environmental Quality

Environmental Tobacco Smoke (ETS) control
Source: USGBC
Outdoor air delivery monitoring

Sustainable Sites
Further information
Alternative commuting transportation
USGBC
1800 Massachusetts Ave, NW
Suite 300
Washington
DC 20036
Tel: 001 202 828 7422
Fax: 001 202 828 5110
Email: leedinfo@usgbc.org
Web: www.usgbc.org
Heat Island Effect (roof and non-roof)

Reduction in light pollution
Water Efficiency
Water efficient landscaping
Water use
Energy and Atmosphere
Minimum energy performance
Management of energy efficiency
Refrigerant management
Gold
LEED rating
Materials and Resources

Recycling management
Innovation
LEED accredited professional
Rating
The system rates buildings from 1 to 100 and is banded to give a
particular rating. Each tool has slightly different scoring bands.
LEED Certified Rating New Construction
Score
Certified
26 -32
Silver
33 38
Gold
39 - 51
Platinum
52 - 69
Assessment
Projects must register with the USGBC to obtain a LEED rating.
To date there have been a total of 2,858 projects certified under
the different LEED tools
16
Platinum
Protocol ITACA Italy

The federal association of the Italian regions and
provinces released Protocollo ITACA (Innovation
and Transparency of the Contracts) for the first time
in 2003.
Tools
To date, two simplified versions of the tool have been created.
Assessment criteria
The tool measures performance under 12 key criteria divided
into two groups. These criteria are weighted and sub-criteria are
set within performance scales of between -2 and +5. The table
below details the assessment categories with some examples
of the issues requiring consideration.
Protocollo ITACA Assessment Criteria
Consumption of Resources
Environmental Burdens
Hot Water
Greenhouse Gas Emissions
Natural Lighting
Solid Waste
Electricity from Renewable

Resources
Liquid Waste
Maintenance
Outside Permeability Areas
Winter Energy Conservation

Air conditioning energy use
(winter)
Thermal transmittance of
building envelope
Conservation of Summer
Energy Consumption
Solar radiation control
Thermal inertia
Eco-compatible Materials
Renewable materials
Recycled materials
Drinking Water
Conservation of potable
water for irrigation
Conservation of drinking
water for indoor use
Further information
Institute for Innovation & Transparency of Contracts &
Environmental Compatibility
Via Della Mercede, 52
00187 Roma
CF 96321370585, Italy
Tel: 0039 (0)6 678 2620
Fax: 0039 (0)6 678 1759
Email: info@itaca.org
Web: www.itaca.org
17
UK legislation and sustainability

initiatives
for the Governments response to climate change;

however, this resulted in a fragmented and
often unco-ordinated response. With increasing
recognition that climate change is a persistent
issue which requires clear thought leadership
and implementation of change, the Department
of Energy and Climate Change (DECC) has been
created, merging the previous responsibilities of
BERR and DEFRA.
Management of sustainability and climate change

by the UK Government to date has been divided
between three main departments: the Department
for Business, Enterprise and Regulatory Reform
(BERR), the Department for Environment, Food
and Rural Affairs (DEFRA) and the Department for
Communities and Local Government (DCLG) which
formed The Climate Change Group.
The following table summarises the governments

previous and current approach to sustainability
initiatives and climate change legislation.
Each of these departments were partly responsible

The Department for Business,
Enterprise and Regulatory Reform
(BERR)
Department for Environment, Food and Department for Communities and

Rural Affairs (DEFRA)
Local Government (DCLG)
Dealt with energy-related matters from

production to supply.
Tasked with the challenge to

enable everyone to live within their
environmental limits. Help Government
to deliver economic, social and
environmental sustainability.
Set policy for local government.

Responsible for planning policy and
building regulations in England.
Main Responsibilities:
Safe, secure and sustainable energy Tackle climate change at home and Produce sustainable communities
internationally
supply
Protect and enhance the environment
through the planning system and the
Tackling climate change by promoting a Domestic action to reduce greenhouse
way we build new homes
gas emissions
low-carbon economy
Secure healthy, resilient, productive and
diverse natural environment
Main Output:
Energy Act 2007-08
Energy White Paper 2007
UK
Renewable
Energy
Consultation June 2008
Energy Statistics
Main Output:
Climate Change Act
Carbon Reduction Commitment
Strategy
Funding for low carbon technologies
International negotiations
Energy Market Outlook
03 Oct 2008
Main Output:
Energy performance of buildings - EPCs
Zero carbon homes
Code for Sustainable Homes
New buildings and water
Improving the environmental performance
of existing housing
2016 Taskforce
Department of Energy and Climate Change (DECC)

Took over and unified the responsibilities of DEFRA and BERR. The department will act
to solve the challenges of climate change and energy supply.
18
As the following table from the UK Government

illustrates, there is a lack of long-term governance
within the environmental cabinet. While many
individuals are extremely capable and well
intentioned, the system of government has not
assisted the concept of long-term governance; there
have been 16 Secretaries of State responsible for
town planning in less than 30 years, and the recent
Minister of State has had three different Ministers
for Town Planning in the last two years.
The Climate Change Act. This legislation will mark

the first introduction, anywhere in the world, of a
long-term legally binding framework to manage and
respond to climate change.
The Climate Change Act was introduced to
Parliament on 14 November 2007 and achieved
Royal Assent on 26 November 2008.
The key provisions of the bill include:
Legally binding targets to reduce greenhouse
gas emissions by 80% by 2050 and at least 26%
by 2020 (compared to 1990 baseline), including
aviation and international shipping emissions.
These target commitments will bind subsequent
governments.
Long-term strategic planning, policy implementation

and leadership is required to ensure long-term
development of environmental planning policy.
The recent creation of the Department of Energy
and Climate Change in the UK is a step in the
right direction to achieving a more co-ordinated
approach.
Carbon budgets to be set every five years,

providing legally binding carbon limits. The
Government must report its policies and proposals
to meet these budgets before Parliament.
DCLG - Environment ministers 1979 - 2008

Position
Name
Date
Secretary of State for the

Environment
M Heseltine
1979-1983
T King
1983-1983
P Jenkin
1983-1985
K Baker
1985-1986
N Ridley
1986-1989
C Patten
1989-1990
M Heseltine
1990-1992
M Howard
1992-1993
J Gummer
1993-1997
G Strang
1997-1998
J Reid
1998-1999
H Liddell
1999
G Macdonald
1999-2001
S Byers
2001-2002
Office of the Deputy

Prime Minister with Local
Government and the Regions
J Prescott
2002-2007

Communities and Local
Government
H Blears
28 Jun 2007
Minister of State for Housing

and Planning
Y Cooper
28 Jun 2007
24 Jan 2008
C Flint
24 Jan 2008
3 Oct 2008
M Beckett
3 Oct 2008

Transport,
Local Government and the
Regions
Creation of an independent Committee on Climate

Change (CCC) to advise the Government on how
to achieve the 2050 target. The committee will
present annual progress reports to Parliament
on the UKs progress towards the targets and
budgets.
International credits: the Government must have
regard for domestic action on climate change
when meeting the UKs targets and carbon
budgets. The CCC will advise on the appropriate
balance between domestic, European and
international action, however a limit has been set
on the purchase of credits for each budgetary
period by secondary legislation.
The Government is to produce 5 yearly reports on
the risks of climate change to the UK including a
programme of how to tackle the identified risks.
In addition, enabling powers have been included
for Government to mandate public bodies and
statutory undertakers (utility companies which
provide a public service in this context) to carry
out there own risk assessment and make plans
to address those risks.
Climate Change Bill 2008
Next year the Government is required to issue

guidance detailing how companies should report
their greenhouse gas emissions with a view to
mandating reporting by 6 April 2012. Reporting
The UK Government has demonstrated its

commitment to addressing the causes and
consequences of climate change by introducing
19
framework
by companies will be mandated using powers

under the Companies Act.
Strengthening the renewables obligation
Enhanced operation of the Renewable Transport

Fuels Obligation (RTFO) which will deliver carbon
savings across the transport sector by increasing
the use of bio fuels.
An annual report on the efficiency
sustainability of the Government estate.
Smart meters
Security of supply infrastructure
Definition of Zero Carbon
and
The Government defines zero carbon in the Code

for Sustainable Homes Technical Guidance (October
2008) as zero (or better) net CO2 emissions
resulting from ALL energy used. The calculation
includes on-site renewable/ low-carbon installations
and only includes off-site renewables which are
connected directly by a private wire.
Other measures to reduce emissions include

powers to introduce (through secondary
legislation) emission trading schemes; measures
on biofuels; powers to pilot financial incentive
schemes for household waste and powers to
require a minimum charge on single-use carrier
bags (excluding Scotland).
The previous edition of this guidance (2007) had

included the use of off-site renewables in its zero
carbon calculation. This was excluded in the 2008
edition in response to the Treasury excluding it from
its own definition.

The UK Climate Change Programme was
published in 2006 and sets out the Governments
commitments and policies for tackling climate
change both in the UK and internationally. Plans for
working with EU partners on progressing policy are
clearly set out together with more specific strategy
focused on the energy supply sector, the business
sector, the transport sector, the public sector and
local government, the agriculture, forestry and land
management sector and action at the individual
level.
In May 2008, the Zero Carbon Task Group was

established by the UK Green Building Council in
response to industry confusion over the definition
and calculation of zero carbon and its practicality. The
group reported that modelling evidence indicated
that between 10% and 80% of new homes would
be unable to meet the current zero carbon
definition. A revised definition was recommended
that allows the inclusion of off-site renewables in
certain circumstances, if required.
Energy White Paper 2007 and Energy Act

2008
Zero Carbon Homes
The Energy Act implements the legislative aspects

of the Energy White Paper 2007: Meeting the
energy challenge. It was introduced to Parliament
in January 2008 and on 26 November 2008 received
Royal Assent. The legislation in the Energy Act
underlines the UKs long-term commitment to
providing energy and tackling climate change.
The Government has set out an ambitious target

of achieving zero carbon homes by 2016 a policy
supported further by the Code for Sustainable
Homes, the Planning Policy Statement on Climate
Change and stamp duty relief for zero carbon homes
(0.5 million+). Targets include improvements to
energy use in current building regulations of 25% by
2010 and 44% by 2013 with zero carbon achieved
by 2016 across England.
The main provisions of the Bill include:

Introduction of feed-in tariffs for renewable
energy.
Wales has adopted a more aggressive timetable for

achieving zero carbon. In March 2008 One Wales
set out the Welsh Assemblys commitments to
tackling climate change. Part of this strategy was an
Strengthening offshore gas supply infrastructure

to facilitate reliable supply
Carbon
capture
and
storage
regulatory
20
used by the building in the EPC
aspiration to achieve zero carbon for all buildings

by 2011. In Scotland it is hoped all new homes will
achieve zero carbon by 2017.
A regulatory escalator beginning with the next

revision of the Building Regulations
New Buildings and Water
Planning Act 2008 and Eco-towns
A policy statement regarding water efficiency

in new buildings was released by DEFRA and
DCLG in July 2007. It was produced in response
to concerns over water resources and increasing
water demand. It proposes bringing forward an
amendment to the Building Regulations (expected
2009) introducing a whole building performance
standard for new homes of 125 litres per person
per day and accelerating the proposals for revising
the Water Supply (Water Fittings) Regulations 1999
in order to set new standards for key fittings.
The Act introduces a new system for approving

major infrastructure of national importance, such as
harbours and waste facilities, and replace current
regimes under several pieces of legislation. The
objective is to streamline these decisions and avoid
long public inquiries.
Key areas
Decisions would be taken by a new Infrastructure
Planning Commission
Carbon Reductions in New Non-Domestic

Buildings
Decisions would be based on new national policy

statements
The UK Green Building Council was commissioned

to undertake a research project to discover the
feasibility of introducing similar targets to those set
out in the Code for Sustainable Homes. The report
published in December 2007 made a number of key
recommendations:
Timetabled hearing and decision-making process

by the Commission
The new regime would be used for energy
developments like nuclear power
The Secretary of State would no longer have the
final say on major infrastructure decisions
Implementation of the Energy Performance in

Buildings Directive as soon as possible, which
should include DECs for all new and existing nondomestic buildings
There would be a new Community Infrastructure

Levy on development to finance infrastructure.
The idea of this would be to raise money from
developers to pay for facilities needed as a
consequence of new developments, such as
schools, hospitals and sewage plants
Formation of a national database to collate, store

and make available data on actual energy use to
the whole industry
Planning appeals for minor developments would

be heard by a panel of local councillors rather
than by a planning inspector.
Implementation of an effective hierarchy for

carbon emission reductions. Starting with demand
reduction (through design and specification) and
including the use of on-site, near-site and off-site
renewables
The UK Government launched the Eco-towns

Prospectus in July 2007 setting out the objective
to build five small new zero carbon towns of at
least 5,000-20,000 homes. In November 2008 a
draft Eco-Town Planning Policy Statement was
issued short-listing 12 proposed locations. They
will be each submitted to a Sustainability Appraisal
before February 2009. This will involve looking at
the impact on the local economy, community and
environment, graded A, B and C, according to their
suitability.
Formation of a UK-wide renewable resource

estimation tool tied to local planning
requirements
Minimum energy efficient measures
Policy intervention
Requirements for occupiers to have to pay for
the actual amount of carbon emitted (as shown
in the DEC) over and above that predicted to be
21
setting out a clear set of aims, and ways to measure

progress.
The charter emphasised the need
for deepened engagement and collaboration
between owners and occupiers of retail property.
The sustainability standards proposed in the

Planning Policy Statement include:
Achieving overall zero carbon status across all
the towns buildings, including commercial and
public building as well as homes a significantly
tougher threshold than any existing or agreed
targets
This initiative was supported by a similar BreGlobal

green code which the International Council for
Shopping Centres endorsed in November 2008.
Allocation 40% of the area within the town to

be green space, at least half of which should be
open to the public as parks or recreations areas.
Environmental performance of existing

office space: Bristol case study
Requiring individual homes to reach the Building

for Life silver standard and also achieve 70%
carbon savings above current building regions
in terms of heating, hot water and lighting
King Sturge has teamed up with the University of

the West of England in a two-year research project
to determine the importance of sustainability
issues to office occupiers in Bristol. One of the
initial challenges of this project was to find out how
existing office stock in Bristol performs in relation
to current environmental sustainability benchmarks,
rather than new office developments.
Providing between 30% and 50% affordable

housing to provide more homes for social rent
and assist those struggling to get on the housing
ladder, maintaining a good mix of tenures and
mixed communities
Existing office stock in Bristol
Creating more options for travel so that residents

are able to make the majority of their journeys
without a car, such as by public transport,
walking and cycling
British Council for Shopping Centres

Green Code
1961-1970
1971-1980
1981-1990
Raising the threshold for individual homes so

that they must all achieve at least Level 4 of the
Code for Sustainable Homes, which includes
standards for household waste recycling,
construction waste, water efficiency measures
and reduced pollution
1991-2000
Locating homes within 10 minutes walk

of frequent public transport and everyday
neighbourhood services
2001-2007
Ensuring a minimum of one job per house can

be reached by walking, cycling or public transport
to reduce dependence on the car
1956-1960
1956
1957
1958
1959
1960
1961
1962
1963
1964
1965
1966
1967
1968
1969
1970
1971
1972
1973
1974
1975
1976
1977
1978
1979
1980
1981
1982
1983
1984
1985
1986
1987
1988
1989
1900
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
2005
2006
2007
20,000
40,000
60,000
80,000
100,000
120,000
Size (m2)
In 2008, the British Council for Shopping Centres

published its Sustainability Charter, which outlined
the core commitments that managers of shopping
centres and managed retail properties needed to
make in order to mitigate sustainability impacts.
Source: King Sturge
The research focuses on speculatively built office

buildings of 10,000ft2 or more that have been
constructed or refurbished in Bristol between 1956
and 2007. The buildings in the sample are located in
the city centre and on out-of-town business parks.
It covered energy, waste, community and water,
22
The total sample includes over 300 buildings.
Total number of offices (%)
Energy, CO2 and water reduction
10%
The buildings were first classified into four

categories: naturally ventilated cellular (NVC),
naturally ventilated open plan (NVO), air-conditioned
standard (ACS) and air-conditioned prestige (ACP).
Using this classification and utilising existing energy
and water consumption numbers (1), an estimate of
energy use, CO2 emissions and water consumption
could be made. This was put in a wider context
by also calculating a maximum (assuming all
stock would be newly constructed and ACP) and
a minimum (all stock newly constructed NVO)
achievable energy use, CO2 emissions and water
consumption.
7%
NVC
NVO
38%
45%
ACS
ACP
Total floorspace (%)

3%
21%
NVC
28%
Comparison bars
Energy comparison bar
NVO
ACS
ACP
Current energy use

369,452,000 kWh
Low energy use

140,746,000 kWh
High energy use

487,198,000 kWh
No energy use
48%
Emissions comparison bar
Government
target 2050: 80%
CO2 reduction?
No emissions
Current emissions
35,000 tonnes CO2
Low emissions
12,000 tonnes CO2
Total energy consumption (%)

High emissions
54,000 tonnes CO2
2%
Water comparison bar
19%
28%
Low total water use
346,000m3 per annum
No water use
NVC
NVO
Current total water use

548,000m3 per annum
ACS
High total water use

693,000m3 per annum
Source: King Sturge Research U.W.E.
ACP
As shown below left, the office stock in Bristol

does not perform particularly well. The proposed
government commitment to reduce current
emissions by 80% before 2050, to be laid down in
the Climate Change Bill, further demonstrates the
scale of the challenges that lie ahead.
51%
Total CO2 emissions (%)

1%
17%
32%
As we can see in the pie charts (right), there clearly

is a negative relation between the proportion of airconditioned and non-air-conditioned offices in Bristol
when we move from their total size to their total
energy use and emissions. In relative terms ACP
and ACS offices use more energy per square metre
and emit more CO2 than NVC and NVO offices.
NVC
NVO
ACS
ACP
50%
23
Transport CO2 calculator

CO2 emissions (kg/
km/person)
City centre
Out of Town
All offices
Car (single)
0.1710
7,944,946
6,219,027
28,346,414
Car (share)
0.0855
1,618,415
275,526
Bus
0.0762
1,668,125
115,699
391,554
Transport Mode
Train
0.0486
2,689,754
401,098
Motorcycle
0.0872
432,588
57,865
137,079
Cycle / walk
0.0000
14,353,828
6,668,117
29,276,146
210
365
338
TOTAL kgCO2 pa
kgCO2 PER PERSON pa
Conclusions
All this is especially relevant because the vast

majority of office space in any UK city is not new;
over two thirds of the stock in England and Wales
was constructed before 1985, when environmental
issues were still mostly below the radar. It is
important to note that the majority of existing office
stock that is here today will still be used for decades
to come.
The findings of the research reveal how potentially

difficult it might be for existing offices to meet
increasingly stringent mandatory and discretionary
environmental performance standards. The two
main energy and CO2 emission issues to be
addressed are air-conditioning and out-of-town carbased transport.
Transport energy use and emissions
Notes:
(1) McAllister, I and Cyril Sweett (2007) Transforming existing
buildings: the green challenge, Final Report, March, Royal
Institution of Chartered Surveyors / Cyril Sweett
(2) Building Research Establishment BREEAM (2006)
Management and Occupation Assessment Method, BRE,
Watford
Taking the BREEAM 2006 Management and

Occupation Assessment Method (2), the
environmental performance of the stock was
examined in terms of its transport emissions.
Using a Geographic Information System (GIS)
analysis, their general location and proximity to
public transport facilities and proximity to transport
nodes was calculated. Transport emissions were
classified and calculated by mode of transport.
The results indicate that city-centre offices in Bristol
outperform out-of-town both in terms of proximity
to public transport and commuting and business
travel behaviour. The more sustainable solution in
this case is proximity to public transport nodes, and
out-of-town offices do not perform nearly as well in
this area as city-centre offices.
24
European Union legislation and

sustainability initiatives
minimum energy performance and by 30 June 2017

ensure the requirements meet the new calculation
standards.
EU Energy Performance of Buildings

Directive 2008
Additional proposals include:

Exposure of the certificate to the potential buyer
or tenant when the property is advertised for
rent or sale and again as part of the sale or rental
documents
In the recast Directive of the European Parliament

and the Council on the Energy Performance of
Buildings 2002 it states:
Buildings are at the core of the European Unions
prosperity. They are important to achieve EUs
energy savings targets and to combat climate
change whilst contributing to energy security
Harmonisation of training programmes

Free circulation of certifiers
National and European certificate registers
Phased lowering of the 1,000m2 threshold (only
28% of building stock covered under the existing
threshold)
Energy security has become as much a priority in

the short to medium term, as climate change is
in the medium to long term. The directive also
states:
Minimum EU energy performance requirements

Develop plans for low or zero carbon and energy
buildings
More energy efficient buildings provide better

living conditions and save money for all citizens
The best moment for energy improvements is
when buildings are constructed or are renovated
Member states have to ensure a good quality of the
certificates and inspection
EU Water Framework Directive

This substantial piece of EC water legislation came
into force on 22 December 2000, transposed into
UK law in 2003. The directive is designed to improve
the management of water bodies, setting clear
objectives for future water protection. Member
states are aiming to achieve good ecological and
chemical status in both inland and coastal waters
by 2015.
This proposals seek to update Directive 2002/91/EC

(see next section of this report). In January 2007 the
Commission proposed a comprehensive climate
and energy package containing targets 20-20-20:
by 2020 the 27 members would cut greenhouse
gas emissions by 20%, improve energy efficiency
by 20% and derive 20% of their energy from
renewable sources.
In February 2008 the Governments water strategy

for England, Future Water, was published, setting
out the practical steps required to ensure a good,
clean water supply for individuals, businesses and
the natural environment. The document sets out
the Governments vision for the UK water supply
in 2030 and how to get there. Recommendations
include:
This proposal aims to boost sustainable investment,

job creation and reduce EU energy consumption by
5%-6%. All existing buildings when undergoing any
major renovation must meet certain efficiency levels
(including those under 1,000 m as in the current
directive). The Commission aims to lay down a
comparative methodology for calculating costoptimal levels of minimum energy performance
requirements by 31 December 2010. Member
states shall have national plans by 20 June 2011
and report every three years on progress. In
addition, by 30 June 2014 member states shall
not provide incentives for the construction or
renovation of buildings which do not comply with
Improving the water supply

Agreeing new infrastructure such as reservoirs
Proposals to time-limit abstraction licences
Reduce water leakage
Tackling direct pollution to rivers and reduce
discharges from sewers
25
Reducing direct pollution to rivers and discharges

from sewers
Certification of energy performance of

buildings across the EU in 2009
EU Waste Framework Directive
Directive 2002/91/EC of the European Parliament

and Council, on the energy performance of buildings,
came into force on 4 January 2003. Article 7 of the
directive dictates that all member states should
ensure that:
This directive provides the legislative framework for

the collection, transport, recovery and disposal of
waste. The directive requires all member states to
ensure:
1. when a building is constructed, sold or rented,

an energy performance certificate (EPC) is made
available
2. an energy performance certificate should be
placed in a prominent position and clearly visible
to the public in buildings with a total useful floor
area over 1,000m2 occupied (in whole or in part)
by public authorities and by institutions providing
public services to a large number of persons.
Waste is recovered and disposed without causing

harm to human health or the environment
(includes permitting, registration and inspection
requirements)
Measures to encourage waste production
Recovery of waste by recycling, re-use or
reclamation with a view to extracting secondary
raw materials or use of the waste as an energy
source
The legal timetable for the Energy Performance for

Buildings Directive (EPBD) is reaching its conclusion
on 4 January 2009 and implementation of the
directive by each member state should be nearing
finalisation.
In response to the directive, the UK Government

published Waste Strategy for England 2007
which details the waste management strategy to
be implemented in 2007/08. Key objectives include
reducing waste, meeting Land Directive diversion
targets (for biodegradable municipal waste in 2010,
2013 and 2020), investment in infrastructure and
recycling of energy and recovery of energy.
A large majority of EU countries initially failed to

transpose the directive into national law by the first
deadline of 4 January 2006, making full use of the
additional three-year extension to 4 January 2009.
As this grace period nears its end, a large number
of countries are still struggling to fully implement
the directive, with the inspection of boilers and airconditioning systems proving particularly difficult.
Appendix (pages 28 - 35) sets out the current
progress of member states in implementing articles
7, 8, 9 and 10 of the directive.
26
Notes
All data contained in this report has been compiled by King Sturge LLP and is published for general information purposes only. While every effort has
been made to ensure the accuracy of the data and other material contained in this report, King Sturge LLP does not accept any liability (whether in
contract, tort or otherwise) to any person for any loss or damage suffered as a result of any errors or omissions. The information, opinions and forecasts
set out in the report should not be relied upon to replace professional advice on specific matters, and no responsibility for loss occasioned to any person
acting, or refraining from acting, as a result of any material in this publication can be accepted by King Sturge LLP.
King Sturge LLP December 2008

This publication is printed on recycled, post-consumer fibre, totally chlorine free paper produced from sustainable stock. FSC certification.
27
Appendix - Implementation of EPBD - Country updates
Certification of Energy Performance of Bui
Country
Responsible for
Implementation
Austria
Ministry of Economy and Labour.
3-Aug-06
Energy Certification Providing

Act
Additional requirements may

be set by the Austrian federal
provinces.
Ongoing
OIB-Guidelines set out

amendments to the Building
Regulations
Belgium
(Brussels
Capital
Region)
Legislation to Implement EPBD
The Regional Ministry of Energy Articles 3-7
New Buildings
Existing Buildings
1-Jan-08
1-Jan-08
Mandatory for buildings with a

building permit after 01-Jan-06
(including apartments offices, etc)
when rented or sold
1-Jan-09
Mandatory for all other existing

buildings when rented or sold
30-Jun-08
Mandatory for existing buildings

undergoing renovation
2009
Mandatory for all other existing

buildings when rented or sold
11-Jan-08
Mandatory for residential buildings

when sold or rented
2009
Mandatory for non-residential

buildings when sold or rented
2009
Mandatory when rented or sold
30-Jun-08
Mandatory with a building

permit request
Mandatory
The Regional Ministry of

Environment - Articles 8-9
IBGE/BIM (Brussels Environment
Agency)
ABEA (Brussels Energy Agency)
Belgium
(Flemish
Region)
The Flemish Energy Agency

(VEA) - Articles 3-7
1-Jan-06
Mandatory for new buildings

with a building permit
The Department of Environment,

Nature and Energy - Articles 8-9
Belgium
(Walloon
Region)
The Regional Ministry of Energy Articles 3-7
The decree has integrated

the CWATUP - the regulation
regarding rural and city planning which is now CWATUPE
The Regional Ministry of

Environment - Articles 8-9
Bulgaria
Ministry of Regional Development 19-Feb-04

and Public Works - Articles 3,
4&6
Unknown
Mandatory as soon as the

minimum requirements are
in force
Energy Efficiency Act
Not mandatory.
Requirements for certification
are in force. CHECK
2006
The Streets and Building Law
2006
The Law for the Regulation of the

Energy Performance of Buildings
Enactment of legislation
concerning minimum energy
requirements was foreseen
for July 2007
2006
The Streets and Building

Regulation
Not possible to verify

implementation
Not mandatory. Requirements for

certification are in force. CHECK
Ministry of Energy and Economy

and Energy Efficiency Agency Articles 7-10
Cyprus
Ministry of Commerce and,

Industry and Tourism (MCIT)
Czech Rep.
Ministry of Industry and Trade
26-Mar-06
Act of Energy Management

(amendments to)
1-Jan-09

with a floor space exceeding
1000m2
1-Jan-09
Mandatory for renovated buildings

with a floor space exceeding
1000m2
Denmark
Danish Energy Authority - Articles

3, 5, 7, 8
13-Dec-05
Energy Labelling of Buildings
Dec-05
Mandatory for buildings

when constructed, sold or
rented
Dec-05
Danish National Agency of

Enterprise and Construction Articles 3-6
13-Dec-05
Inspection of Boilers and Heating

Systems
Dec-05
New buildings must achieve

at least B1 to get a permit for
use (14 categories in total:
A1 to G2)
Dec-05

for individual flats in blocks of flats
(certification usually conducted on
entire apartment block and each
individual unit
20-Mar-06
Decree 217
Dec-05
Mandatory every 5 years for

buildings exceeding 1000m2
Estonia
Ministry of Economic Affairs and

Communications
27-Sep-06
Draft act for implementation

approved by Parliament
1-Jan-08
Mandatory with building

permits request. Proof
of compliance must be
made within 2 years after
completion
1-Jan-08
Finland
Ministry of the Environment
1-Jan-08
Act on Building Energy

Certification
2008

1-Jan-09
Ministry of Trade and Industry
1-Jan-08
Act on Inspection of AirConditioning Systems
1-Jan-08
Land Use and Building Act

(revisions)
28
Certificates optional for existing

detached houses and residential
properties consisting of no more
than six homes
ildings
Certificate Issued
and Registered by:
Public Buildings
01-Jan-09
Public display mandatory
Unless Brutland
introduces it
earlier via regional
building code
Energy Performance
Requirements
Boiler Inspection
Requirements are set in the OIBGuideline and will be tightened as

of 01-Jan-10 with the introduction
of the use of renewable energies.
AC Inspection
Various
The 15-year-oneoff inspection

introduced with
building certificate
1-Jan-08
Introduced in OIB Guideline
Proof of compliance must

be provided before and after
completion of the building.
2009
Brussels Institute
for Environment
(IBGE)
Thermal regulation (K max) for new

or renovated buildings has been in
force since 2000.
2009
Mandatory following
the introduction of
an execution order
2009
Mandatory following the

introduction of an execution
order
27-Mar-08
Certification mandatory (based on

operational rating)
Flemish Energy
Agency (VEA)
Energy performance requirements

for new buildings cover: thermal
insulation, overall performance level
and indoor climate.
2009
Mandatory
inspection and
advisory support
Every 2
years
Efficiency inspection
Installation
date
Assessment of the sizing of

the installation
2009
Mandatory inspection will

be included in an execution
order.
1-Apr-06 Inspection
mandatory
1-Jul-08
Inspection mandatory
2008
2008
1-Jan-07 Inspection
mandatory
1-Jan-09
1-Sep06
1-Jan-08
There are specific sets or

requirements for each construction
type and depending on use of the
building. All construction types have
to comply with thermal insulation
and indoor climate requirements.
2009
Thermal regulation for new or

renovated buildings, offices and
schools are in place.
2009
There are requirements for the

building envelope and ventilation in
new and existing buildings.
1-Jan-05

exceeding 1000 m2
Requirements for new buildings

have been in force for building
permits requested after 01-Mar-05.
2008
Energy Label
Proof of compliance must be made

after completion of the building.
The energy performance of new

buildings will be benchmarked with
an equivalent existing reference
building
Mandatory every 5 years, with
all measures identified by the
certificate with a pay-back period
of less than 5 years implemented
before the next certificate
assessment
FEM Secretariat
Mandatory
inspection will
be included in an
execution order.
Inspection
mandatory
Inspection
implemented
1-Jan-09 Inspection
mandatory
Voluntary
29
Under discussion
1-Jan-08
Mandatory for cooling

equipment with a nominal
cooling efficiency of at least
12 kilowatts
1-Jan-08
Mandatory where cooling

systems are based on the
use of compressors
Country
France
Ministre du Logement et de
la Ville
Germany
Federal Ministry of Transport,

Building and Urban Development
Ministry of Economics and
Technology
Greece
Responsible for
Implementation

19-Mar-07
Decree (nr. 20007-363)
2005/ 06
Building Code (amendments)
1-Jul-07
Energy Saving Ordinance
1997
Small and Medium Combustion

Plant Ordinance (amendments)
New Buildings
Existing Buildings
1-Jul-07

1-Nov-06
Mandatory when building sold

(overseas areas excluded)
1-Jul-07
Mandatory when building rented
1-Jan-02
Mandatory
1-Jul-08
Mandatory for all residential

buildings built before 1965
1-Jul-09
Mandatory for all residential and

non-residential buildings built
after 1965
Ministry of the Environment,

Natural Conservation and Nuclear
Safety
See above Mandatory to display certificate

at entrance of buildings with a lot
of through trade and exceeding
1000m2
Ministry of Development
1-Jan-09
Ministry of Environment
Hungary
State Office of Housing and

Building
1-Sep-06
Ministerial Decree TNM 7/2006
1-Sep-06
Method of certification under discussion however, the rating system (10 categori
Department of the Environment,

Heritage and Local Government
(DEHLG) - Articles 3-7
1-Aug-06
Action Plan for the

Implementation of the EPBD in
Ireland
1-Jan-07
Mandatory for new

residential buildings
1-Jan-09

(Building Energy Rating)
Department of Communication,
Marine and Natural Resources
(DCMNR) - Articles 8-9
1-Jun-06
Inspection and Assessment of

certain Air-conditioning Systems
1-Jul-08
Mandatory for new nonresidential buildings (Building

Energy Rating)
1-Jan-09
Ministry of Economic
Development
1991
Law: n. 10/1991 (Inspection of

Boilers)
1-Jul-07

above 1000m2 when
transferred or rented. Display
compulsory.
2006
Legislation D.311/2006
(Inspection of Boilers)
1-Jul-08

below 1000m2 (excluding
single flats) when transferred
or rented
1-Jul-09
Mandatory for all new flats

when transferred or rented
1-Jan-09
Certification requirements (?)
Ministry of Economy and

Transport
Ireland
Italy
Ministry of Infrastructures
Latvia
Ministry of Economics
Unknown
Valsts Agentura - the State

Agency for Housing of Latvia
Lithuania
Luxembourg
Ministry of Environment - Articles

3-7 & 10
17-Nov-05
Law on Construction no. X-404
Ministry of Economy - Articles

8-10
4-Jan-06
Building Technical Regulation STR

2.01.09:2005
Department for Energy for the

Ministry of Economy and Foreign
Trade
1993
Loi du 5 aot 1993 concernant

lutilastation rationnelle de
lenergie (amendments)
Mandatory with building

permit request
Mandatory with building permit

request for refurbishment or
extension
30-Nov-07
Grand-Ducal Regulation
Certificate must be
accomplished within 4 years
of issue
Certificate must be accomplished

within 4 years of issue for
30
1-Jan-07
Certification requirements (?)
ildings
Certificate Issued
and Registered by:
Public Buildings
1-Jan-08
Energy Performance
Requirements
Boiler Inspection
Mandatory to display a certificate

in public buildings over 1000m2
AC Inspection
Under discussion
Under discussion
Mandatory to display a certificate

in public buildings over 1000m2
1-Jan-09
Mandatory
An inspection
method has been
developed
ies) and numeric values of the requirement are in force.
Under discussion
1-Jul-08
Mandatory (Building Energy

Rating)
1-Jul-07
Mandatory when an energy

service contract is signed. Display
compulsory.
BER National
Administration
System
Certification Centre
of Construction
Products
The energy performance class

may not be lower than C for new
buildings
1991
Mandatory
inspection
2008
Mandatory
inspection of
boilers fired by
non-renewable
liquid or solid fuel
of an effective rated
output of 20-100 kW
capacity
New buildings must improve

energy efficiency by ~30-50%
compared to existing standards
14-Aug00
Mandatory regular
inspection (every
4 years) of gaspowered boilers
Requirements for existing buildings

undergoing modification or
extension are the same as for new
buildings. Except for extensions,
the primary energy and heating
requirements will only need to be
met if the energy reference volume
exceeds 73m3
Requirements include: max
U-values, air-tightness, shading
measures, hot water pipe insulation
and qualitative requirements for
ventilation systems
31
Mandatory inspection
Under discussion
1-Jan-08
The energy performance class

may not be lower than D for
existing buildings with a floor area
exceeding 1000m2 after major
renovation
Mandatory display of certificate in
state owned residential buildings,
local authorities or associations
of local authorities where
the reference surface energy
exceeds 1000m2
1-Jan-07
Under discussion
2008
Mandatory inspection of
air-conditioning systems of
an effective rated output of
12 kW
Under discussion
Country
Malta
Responsible for
Implementation
Ministry for Resources and Rural
Affairs
Poland
Ministry of Transport and

Construction
Portugal
Ministry of Economics
Ministry of Public Works

1-Nov-06
LN 238
New Buildings
Existing Buildings
1-Jun-09
2-Jan-09
1-Jun-09
Mandatory asset rating for

buildings over 1000m2 that
undergo renovation
Mandatory asset rating for

buildings over 1000m2
Building Law
1-Jan-08
Mandatory
1-Jan-08
Mandatory
4-Apr-06
Decree 78/2006
1-Jul-07
1-Jan-09
4-Apr-06
Decree 79/2006 - Articles 8-9

requesting a permit with
a floor area greater than
1000m2
1-Jul-08

requesting a permit
1-Jan-09

undergoing major renovation
4-Apr-06
Decree 80/2006 - Articles 3-6
1-Jul-07
National System for Energy and

Indoor Air Quality Certification of
Buildings
2007
Portaria N.461/2007
2007
Portaria N.835/2007
Romania
Ministry of Transports and Public

Works
2005
Implementation Law
372/15.12.2005
1-Jan-07

requesting a permit
1-Jan-10
Slovakia
Ministry of Construction and

Regional Development - Articles
3-7
8-Nov-05
Act No. 555/2005
1-Jan-08
Mandatory
1-Jan-08
1-Jan-08
Ministry of Economy - Articles 8-9
Slovenia
Ministry of Environment and

Spatial Planning
Mandatory were major renovation

requires a building permit
Buildings Construction Act

Energy Act
Environmental Performance Act
32
2008
Certification to begin
1-Jan-09
ildings
Certificate Issued
and Registered by:
Public Buildings
1-Jun-09
Mandatory asset and operational

ratings for buildings over 1000m2
Energy Performance
Requirements
Boiler Inspection
Requirements apply to new and

existing buildings for which building
permit applications are received
after 02-Jan-07
Requirements include: thermal

values of the building fabric,
limitation on areas of glazing,
controls and insulation of heating
and cooling systems, controls
of artificial lighting systems
and conservation and re-use of
rainwater
02-Jan09 / 01Jan-10
Mandatory
inspection for all
existing installations
with boilers of an
effective rated
output of more than
20kW
AC Inspection
2-Jan-09
Mandatory regular inspection

of air-conditioning units with
an effective output rate of
more than 12kW
Mandatory
2-Jan-09
inspection (every
two years from
first commissioning
and registration) of
boilers fired by nonrenewable liquid or
solid fuel and with an
effective output of
between 20kW and
100kW
of existing installations
(effective rated output of
250kW or more) within 12
months of deadline and
subsequently at least every
5 years
Mandatory for boilers 2-Jan-09

with an effective
rated output over
100kW (every two
years from first
commissioning and
registration)
of existing installations
(effective rated output of
between 12kW and 250kW)
within 24 months of deadline
and subsequently at least
every 5 years
Mandatory for gasfired boilers (every

four years from first
commissioning and
registration)
Every building will be assessed
according to a reference building
for which technical requirements
will be set
For new buildings, proof of
compliance will be required before
a building permit is issued
1-Jan-09
Mandatory
Requirements set out in the

National System for Energy and
Indoor Air Quality Certification
of Buildings mandatory for new
buildings with a building permit
requested after 03-July-06
1-Jan-09 Mandatory
1-Jan-09
Mandatory
1-Jan-07 Mandatory
2008
Mandatory
1-Jan-07 Inspection
mandatory
1-Jan-07
1-Jan-08
Mandatory audit with energy

efficiency plan for buildings with
an energy consumption above a
certain threshold (recommended
measures with payback shorter
than 8 years must be implemented
over a three year period)
The threshold level that triggers an
energy audit will be progressively
lowered
Minimum requirements for all new
buildings with a building permit
requested after 01-Jan-98
Minimum requirements for existing
buildings undergoing refurbishment
or extension with a building permit
requested after 01-Jan-98
1-Jan-08
Mandatory
Minimum requirements adopted for

all buildings requesting a building
permit after 01-Jan-08. Type and
level depending on the function and
type of building
Requirements for heat use of
heating
No set requirement for average
insulation levels
2008
Requirements for heat demand are

to be 30% stricter that 2002
A feasibility study will need to be
conducted as part of the building
permit application for new builds
33
Regular inspection
Country
Responsible for
Implementation
Spain
The Ministry of Housing

28-Mar-06
Cdigo Tcnico de la Edificacin
29-Aug-07
Regulations for Thermal

Installations in Buildings
31-Jan-07
Basic Procedure for Energy

Performance Certification of New
Buildings
New Buildings
Existing Buildings
31-Oct-07

requesting a permit
2009
Mandatory Basic Procedure
1-Jan-09
Mandatory Energy
Declaration
31-Dec-08
Mandatory Energy Declaration for

multi-family houses
1-Jan-09
Mandatory Energy Declaration

when rented or sold
Energy Performance Building

Regulation
Sweden
The
Netherlands
UK England and
Wales
UK Northern
Ireland
Ministry of Enterprise, Energy

and Communications
1987
Planning and Building Act

(amendments)
National Board of Housing,

Building and Planning (Boverket)
1987
Planning and Building Decree

(amendments)
1994
Act on Technical Requirements

for Construction Works
(amendments)
1994
Decree on Technical
Requirements for Construction
Works (amendments)
24-Nov-06
Decree Energy Performance of

Buildings
29-Dec-06
Regulation on Energy
Performance of Buildings
Department for Communities and

Local Government
Mar-06
Department for the Environment,

Food and Rural Affairs
Mar/Jun 06
Ministry of Housing, Spatial

Planning and the Environment
Department of Finance and

Personnel
Aug-06
1-Jan-08
Mandatory for all flats and

houses when rented or sold
1-Jan-08
Mandatory for all flats and houses

when rented or sold
Regulations to implement articles

3-6
6-Apr-08
Mandatory on construction of
1-Oct-08

when rented or sold
Regulations to implement articles

7-10
1-Oct-08
Mandatory on construction of
all buildings (within 5 days of
practical completion)
6-Apr-08

buildings over 10,000m2 when
rented or sold
1-Jul-08

buildings over 2,500m2 when
rented or sold
1-Oct-08

buildings over 50m2 when rented
or sold
30-Jun-08

when sold
30-Dec-08

buildings when sold or rented
30-Dec-08
Mandatory Display Energy

Certificates
30-Jun-08

when sold
4-Jan-09
Mandatory for all buildings when

sold
4-Jan-09
Mandatory for all buildings when

rented
New Building Regulations

(implement articles 3-6)
Department of Social
Development
UK Scotland
Scottish Building Standards

Agency
2003
The Building (Scotland) Act 2003

- Articles 3-7, 9 and 10
34
30-Sep-08
Mandatory
ildings
Public Buildings
Certificate Issued
and Registered by:
Energy Performance
Requirements
Ministry of Industry,
Tourism and Trade
Minimum contribution of solar

thermal and photovoltaic systems
based on type and size of building
Boiler Inspection
Requirements for both residential

and non-residential new buildings
came into force for building permits
requested after 17-Sept-06
Type and level of requirements
depend on climatic zone, location
and occupancy levels.
The energy demand of the building
should be lower than the reference
building
29-Aug07
29-Aug07
AC Inspection
Mandatory every
2, 4 and 5 years
depending on fuel
type and capacity
29-Aug-07
Mandatory every 1-2 years

depending on capacity
Mandatory
inspection of the
whole facility
installation every 15
years
29-Aug-07
Mandatory inspection of the

whole facility installation
every 6 years
1-Jan-09
Inspection
Existing buildings must comply with

the same minimum requirements
as new buildings when renovated
or extended
31-Dec-08
Mandatory Energy Declaration
A maximum energy consumption

per m2 of tempered floor is given
(heating, cooling and domestic hot
water demand)
1-Jan-09
Mandatory permanent
certification
Proof of compliance with

regulations must be provided
for new buildings and major
renovations to existing buildings
Small boilers
checked annually
Compliance with given maximum

value for the EPC, currently 0.8
For large boilers

(>100kW) complies
with current
legislation in
Environmental Law
Requirements for new and existing

buildings came into force 01-Apr-06
in Approved Document ADL1A and
ADL2A
Non-mandatory
1-Oct-08
Mandatory Display Energy

Certificates for public buildings
over 1000m2
Certificates must
be lodged in a
central, government
approved database
Under discussion
4-Jan-09
all existing air-conditioning
systems over 250kW
4-Jan-11
systems over 12kW
Air-conditioning systems
with a cooling capacity
greater than 12kWr must
be inspected at intervals not
exceeding 5 years
A system first put into

service on or after 1 January
2008 must have a first
inspection within 5 years of it
first being put into service.
Certificates must
Requirements for new and existing
be lodged in a
buildings came into force 01-Nov-06
central, government in Technical Booklet F1 and F2
approved database
Non-mandatory
4-Jan-10
systems over 250kW
4-Jan-11
systems over 12kW
New systems installed after
10-Dec-08 must be inspected
within 5 years
4-Jan-09
Mandatory certification on display
New energy standards for new

buildings and existing buildings
undergoing renovation, extension
or replacement came into force on
01-May-07
35
Non-mandatory
1-May-07
Mandatory inspections for

all air-conditioning systems
over 12kW
Contacts
Uniform Business Rates
King Sturge European Office Network
Research
Graeme Bennett
+44 (0) 20 7087 5166
graeme.bennett@kingsturge.com
Belgium: Flanders
+32 3 227 2720
Luc Kiebooms
Belgium: Brussels
+32 2 230 7900
Hans van Gent
Belgium: Liege
+32 2 286 9182
Cedric van Zeeland
Croatia: Zagreb
+385 1 4826 114 Jens Moller Madsen
Croatia: Split
+385 21 342 795
Katarina Grgurevic
Czech Republic: Prague
+420 2 3470 3333
Angus Wade
France: Paris
+33 1 4455 7000

Paul Betts / Philippe Semidei
France: Marseille
+ 33 4 88 66 30 30
Jean Cabrera
Germany: Berlin
+49 30 23322 0

Sascha Hettrich / Ole Sauer
Germany: Frankfurt
+49 69 2165 980

Bill McCormack / Gerado Levin
Hungary: Budapest
+36 1 451 1010
James Kinnell
Poland: Warsaw
+48 22 653 48 48
Jason Sharman
Romania: Bucharest
+40 21 311 5444

Mark Mannering / Radu Boitan
Serbia: Belgrade
+381 11 2200 101
Srdjan Vujicic
Slovakia: Bratislava
+421 254 411 215

Angus Wade / Miroslav Barnas
Spain: Barcelona
+34 93 217 5000
Oscar Begueria
Spain: Madrid
+34 91 345 5577
Sergio Martinez
Spain: Reus (Tarragona)
+34 977 300 950
Adela Gallego
Spain: Valencia
+34 96 346 3999
Rafael Gimeno
Spain: Zaragoza
+34 976 48 49 88
Pedro Gorgorza
Turkey
+90 212 236 4990
Matthew Warner
Angus McIntosh
+44 (0) 20 7087 5500
angus.mcintosh@kingsturge.com
Urban Regeneration & Development
Antoinette Tyler
+44 (0) 20 7087 5210
antoinette.tyler@kingsturge.com
Ned Cussen
+44 (0) 117 930 5730
ned.cussen@kingsturge.com
Asset Management
Atam Verdi
+44 (0) 113 235 5258
atam.verdi@kingsturge.com
Simon Young
+44 (0) 20 7087 5030
simon.young@kingsturge.com
Tim Hutchen
+44 (0) 20 7087 5005
tim.hutchen@kingsturge.com
Valuation
Paul Hale
+44 (0) 20 7087 5720
paul.hale@kingsturge.com
Building Consultancy
Jim Rowland
+44 (0) 20 7087 5060
jim.rowland@kingsturge.com
James Tinkler
+44 (0) 20 7087 5088
james.tinkler@kingsturge.com
Planning
Philip Robin
+44 (0) 20 7087 5490
philip.robin@kingsturge.com
John Foddy
+44 (0) 20 7087 5570
john.foddy@kingsturge.com
Tim Pope
+44 (0) 20 7087 5488
tim.pope@kingsturge.com
Public Sector
Richard Haynes
+44 (0) 20 7087 5126
richard.haynes@kingsturge.com
Andrew Tice
+44 (0) 20 7087 5131
andrew.tice@kingsturge.com
King Sturge UK Office Network

London: West End
+44 (0) 20 7493 4933

Chris Ireland / Richard Batten
London: City
+44 (0) 20 7796 5454
Peter Joslin
Bath
+44 (0) 1225 319300 Mike McElhinney
Birmingham
+44 (0) 121 233 2898
Ian Cornock
Bristol
+44 (0) 117 927 6691 Jeremy Richards
Cardiff
+44 (0) 29 2022 7666

Huw Thomas / Chris Sutton
Exeter
+44 (0) 1392 423696Charles Kislingbury
Leeds
+44 (0) 113 244 1441
Colin Fell
Liverpool
+44 (0)151 236 7336
Chris Prescott
Manchester
+44 (0) 161 236 8793 David Lathwood
Newcastle
+44 (0) 191 230 2033 Jonathan Sykes
Nottingham
+44 (0) 115 908 2120
Mike Hanson
Scotland: Edinburgh
+44 (0) 131 225 4221 Chris Macfarlane
Scotland: Glasgow
+44 (0) 141 204 2221 Norman Pollock
Southampton
+44 (0) 23 8023 2882
Michael Green
Swindon
+44 (0)1793 533155
Jeremy Sutton
36
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Kings T Urge Sustainability 2009

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Kings T Urge Sustainability 2009

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European Property

- benchmark tools and legal requirements

Measuring sustainability, current tools

The Code for Sustainable Homes

Energy Performance Certificates (EPCs)

Display Energy Certificates (DECs)

BEAM Hong Kong

Green Star Australia

Protocol ITACA Italy

UK legislation and sustainability initiatives 

Climate Change Bill 2008

UK Climate Change Programme

Energy White Paper 2007 and Energy Bill

Definition of zero carbon

New buildings and water

Carbon reductions in new non-domestic buildings

Planning Policy 2007-08 and eco-towns

British Council for Shopping Centres Green Code

European Union legislation and sustainability initiatives

EU Energy Performance of Buildings Directive 2008

EU Water Framework Directive

EU Waste Framework Directive

Certification of energy performance of buildings

King Sturge: European Property Sustainability Matters

zero carbon. The group reported that modelling

Energy security, securing energy supply, has

The CURRENT legal timetable for the Energy

Typically commercial buildings produce 18% of

The 2008 EU Directive states: More energy

There is increasing confusion about the concept

Proposals for the new 2008 EU Directive state

There is a lack of long-term governance in many

The UK Government has demonstrated its

An understanding of the interacting factors which

In May 2008, the Zero Carbon Task Group was

T: 020 7087 5500 (Direct)

King Sturge: European Property Sustainability Matters

Energy Dependency Rate: percentage of total gross

This is the fifth annual King Sturge report under the

The developed economies of the world have

This report reviews some of the recent

Buildings are at the core of the European Unions

The use of energy and the production of carbon

Energy security, securing energy supply, has become

In addition, the energy consumption of occupied

Cyprus, Luxembourg, Malta and Ireland all have

Currently, life-cycle analysis of a typical building

The Directive of the European Parliament and the

A typical checklist for an office building, to calculate

UK CO2 emissions by sector

Development of an energy management plan

Introduction of automatic switch off for

Non domestic property

Optimise the combustion efficiency of heating

Hotel & Catering 16%

Fit time switches to catering equipment

4% Sport & Leisure

Control meeting room energy setting/auto switch

Control lighting system/auto switch off

Outside air temperature chiller - control

11% Commercial offices

For a domestic dwelling the cost of meeting

Source: BERR, DEFRA & Pout et al, 2000

Measuring sustainability, current tools

The Code for Sustainable Homes

Energy Performance Certificates (EPCs)

Display Energy Certificates (DECs)

BEAM Hong Kong

Green Star Australia

Protocol ITACA Italy

UK legislation and sustainability initiatives

Climate Change Bill 2008

UK Climate Change Programme

Energy White Paper 2007 and Energy Bill

Definition of zero carbon

New buildings and water

Carbon reductions in new non-domestic buildings

Planning Policy 2007-08 and eco-towns

British Council for Shopping Centres Green Code

European Union legislation and sustainability initiatives

EU Energy Performance of Buildings Directive 2008

EU Water Framework Directive

EU Waste Framework Directive