Real Estate Investor Magazine South Africa September 2013 | Page 61

OFFSHORE
of housing and new developments. Housing contributes 38 per cent of the total CO2 emitted from London each year – over half of it from heating during the cold winter months. The revised “London Plan” (as highlighted in the January 2013 issue of REIM) sets out policies governing new development in London. At the heart of the Plan are policies ensuring London’s new buildings are both ready for the impacts of climate change and can reduce their contribution to London’s overall CO2 emissions, conserve water, mitigate flooding and safeguard biodiversity. Through this initiative, and in conjunction with the Code for Sustainable Homes, central government and the London Mayor have committed to making all new housing zero carbon by 2016. A zero carbon home is one whose net carbon dioxide emissions, taking account of emissions associated with all energy use, is equal to zero or negative across the year. To achieve this, new developments will need to be designed and constructed to make the fullest contribution to climate change mitigation and adaptation. This means minimising overheating, reducing flood risk, improving water efficiency and protecting and enhancing green infrastructure, as well as taking steps to reduce carbon dioxide and other greenhouse gas emissions. The London Plan states that all new development proposals should make the fullest contribution to minimising carbon dioxide emissions in accordance with the following energy hierarchy: 1. Be lean: use less energy in construction and operation by incorporating sustainable design and construction measures, and by specifying energy efficient lighting and appliances; using less energy. 2. Be clean: supply energy efficiently by prioritising decentralised energy generation. 3. Be green: use renewable energy. heating, mechanical ventilation and cooling and the specifying energy efficient lighting and appliances.

KEY DESIGN CONSIDERATIONS INCLUDE

Clean: supplying energy efficiently
Developers second priority is supplying energy more efficiently through decentralised energy generation, through small energy sources generating electricity and heat near the point of use. The London Plan expects all major new developments to connect into existing heating and cooling networks, or provide site-wide CHP (Combined Heat and Power) networks where feasible, unless site specific solutions combining low carbon or renewable energy generation achieve a greater reduction in CO2 emissions.

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Maximizing the controlled use of passive solar energy in the layout and orientation of buildings and design of windows. Maximizing the use of passive ventilation. Using energy-efficient window glazing and frames. Increasing air tightness in the building envelope. Making appropriate use of thermal mass and insulation; and Installing energy-efficient lighting and appliances.

Green: using renewable energy
Where feasible, developers need to incorporate on-site renewable energy generation to reduce carbon dioxide emissions. Renewable energy generation methods include solar thermal systems, biomass-fuelled heating and/or power, ground source heating and cooling, air source heat pumps, photovoltaic, wind power, and renewable energy from waste.

Energy Performance Certificates (EPCs) which, since October 2008, are a legal requirement whenever a property is built, sold or rented. An Energy Performance Certificate (EPC) is a document that shows how good – or bad – the energy efficiency of a property is and it is valid for 10 years. EPCs look similar to the energy labels found on domestic appliances such as fridges and washing machines. They grade a property’s energy efficiency from A to G, with A being the highest rating. Estimated running costs for heating, hot water and lighting may also be shown on the certificate, along with a list of recommended energy-saving improvements. New build properties gen