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BedZED
A guide to the UKs first large-scale mixed use sustainable community
the inspiration for low carbon projects around the world
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BedZEDs History
ZEDfactorys Bill Dunster wanted
to apply his dense, mixed-use zero
energy design on a larger scale after
his prototype, Hope House, whilst
BioRegional had outgrown its offices
in the nearby Ecology Centre.
The partners looked for a developer.
Peabody came forward, being
particularly interested in the reduced
running costs for its social tenants due
to energy and water efficiencies.
Peabody bought the site from
Sutton Council. The environmental
benefits mainly from reducing CO2
were quantified by independent
accountants at around 200,000 and
this led to a reduced price for the land.
Based upon extensive community
consultation, detailed planning
applications were approved in 1999,
construction began in 2000 and
first residents had moved in by 2002.
The site
BedZED is situated in the London
Borough of Sutton, on a 1.8 hectare
brownfield site close to Hackbridge
railway station. It is a high density
development at 100 homes per
hectare (excluding the sports pitch
and Pavilion building).
Photovoltaic panels
Workspaces and
north-facing apartments
Mews-type access
roads
Zedfactory.com
Rainwater store
Zedfactory.com
Mix of apartments,
maisonettes and
townhouses
Performance in 2007
77% less energy used for
heating and hot water
compared to Sutton average
(per person per day)
Zedfactory.com
Energy efficient
Performance
The solar PV panels have
performed adequately, but remain
an expensive option. The CHP is
a prototype which never ran at
full capacity. It faced a variety of
technical problems which were
exacerbated by planning constraints
requiring the plant to shut down
each night to reduce noise. The
company operating the CHP ceased
trading in 2005, so the CHP isnt
currently in use.
Lessons learned
Choosing more proven technology
and establishing a specialist
management entity would have
avoided the CHP problems. Energy
Service Companies (ESCOs) are
best placed to select, install and
maintain energy equipment. For
sites as small as BedZED, trying to
generate all energy on-site may not
always be the best option.
Whats new
Peabody and BioRegional are
currently working to replace the
CHP, most likely with a biomass
boiler. BedZED will continue to
import most of its electricity from
the national grid, ideally from a
green tariff in the future.
Wind powered ventilation cowls and PV panels.
Andy Aitchison
Sustainable materials
The carbon footprint of materials
were measured and reduced by 25%
with little extra cost, in fact some
choices cost less.
Reclaimed, recycled and local
materials were prioritised. New
timber is FSC certified. BedZED is
designed to stand for 100 years,
more than double the typical
UK home.
Performance
BREs assessment found that
although more materials were
needed (mainly for insulation)
compared to a conventional
design, the strategy reduced their
embodied impact by 25% keeping it
in line with a standard build type.
Some big environmental and
financial successes included
concrete slabs in place of in-situ
concrete and wooden windows in
place of uPVC and aluminium.
Lessons learned
As reclaimed materials take longer
to source it is essential to have early
design information so that materials
can be sourced in plenty of time.
Sustainable transport
BedZEDs travel plan includes a
reduced number of parking spaces;
London's first car club in a new
development; 40 free electric car
charging points; a living streets
/ home zone layout to prioritise
pedestrians and cyclists; excellent
public transport links and ample
provision for cyclists.
Performance in 2007
Residents drive an average of
2,318km/year, which is 64% lower
than the national mileage. Some
of this can be attributed to a
higher-than-average proportion of
social tenants, but it also indicates
significant behaviour changes.
Car Club
City Car Club offers residents and
businesses (both on site and in
the surrounding area) a pay-asyou-go hourly car rental service
as a practical alternative to car
ownership. BedZEDs car club was
the first in London as part of a new
development, and has continued to
have excellent uptake.
Three on-site cars enable members
to make journeys not practical by
public transport or other means.
Booking is quick and easy: online or
by phone, 24 hours a day, 7 days a
week. Members unlock the car with
a smart card, enter a PIN and drive
away. The car is then returned at the
end of the booking and locked with
the smart card.
Water
BedZEDs sustainable urban
drainage system (SUDS) reduces
on-site flooding and boosts
biodiversity. It includes permeable
paving, green roofs planted with
sedum, and a soakaway ditch which
allows water to run into the aquifer
rather than overwhelming Londons
overstretched Victorian sewerage
system. The MBR (detailed below)
also reduces the sites reliance on
the standard sewerage system.
Performance in 2007
On average each resident uses 72
litres of mains water / day, 58%
lower than the London average.
This is topped up with 15 litres of
recycled or rain water for flushing
toilets.
Lessons learned
Though useful for research, where
buildings can link to conventional
local sewage systems this is usually
a better option. This is because our
standard sewerage is often more
energy efficient and cheaper to
install compared to on-site effluent
treatment.
George Garnier
Green water
treatment plant
2
Cl2
GAC
4
MBR
Overow
Pre-treatment
2 pumping stations
2 septic tanks
3mm screens
Membrane bioreactor
Biological treatment:
anoxic and aerobic zone
Membrane separation step:
2 x 3 ZW500c modules
Post-treatment
Granular activated carbon
Chlorination
7
All housing blocks
Waste
Homes and offices use the standard
local authority recycling service
with communal bins for paper,
card, textiles, plastic, tin and glass
around the perimeter. With 40%
of office waste made up of white
paper, there is also a separate white
paper bin so that the paper can be
easily recycled back into high grade
office paper.
Segregated bins in the kitchens
and conveniently-located external
recycling bins make recycling easy.
Other waste initiatives have come
from the community such as
Food
A variety of low impact food
schemes have been trialled: food
growing training, allotments, a local
produce box scheme, a weekly local
market and an on-site cafe.
Biodiversity
Looking from above BedZED is very green due to the green
roofs and sky gardens. This means that birds are attracted
to the site and insects also thrive. A study showed that 16
species of spiders were living on the green roofs alone.
Borders are planted with local lavender and rosemary and
native trees were selected for the village square.
The soakaway ditch (pictured right) which runs along the
front of the site is planted with native plants to provide bog
habitat for frogs, toads and insects.
Performance in 2007
The ecological footprint of food
at BedZED is 7% smaller than the
Sutton average . This is mainly due
to 25% of residents food being
organic.
BedZEDs partners continue to contribute to the debate at conferences and in the media. With CABE, BioRegional
has provided guidance for eco-town stakeholders in the form of What makes an eco-town? and its Director advises
on Londons government on sustainability through the London Sustainable Development Commission.
Marcus Lyon/BioRegional
We have welcomed more than 30,000 visitors to BedZED including many government ministers from the UK and
further afield: Sweden, China, USA, France, Australia and elsewhere. BioRegional runs weekly tours and a visitor
centre and publishes free research reports.
Quality of life
Homes should stay at comfortable
temperatures with fresh, dry air
to prevent health problems such
as asthma. Residents generally
find the homes sufficiently warm
and fresh in the winter, whereas in
the summer opinions range from
thinking their homes are fine to
those who find them too hot
or stuffy.
The layout of the site with shared
spaces creates more informal
opportunities to meet neighbours,
and community facilities help to
foster a strong sense of community.
On average residents know 20
Sutton
baseline
BedZED
average
BedZED
keen
BedZED
social
BedZED
private
Housing
1.33
0.77
0.42
0.77
0.77
Transport
0.66
0.75
0.37
0.50
0.98
One Planet
Living by 2050
Food
1.31
1.22
0.67
1.22
1.22
Consumer Items
0.79
0.79
0.43
0.79
0.79
Private Services
0.55
0.54
0.51
0.54
0.54
Public Services
0.37
0.37
0.37
0.37
0.37
0.24
0.24
0.24
0.24
0.24
5.24
4.67
3.0
4.42
4.90
1.2
2.9
2.6
1.7
2.5
2.7
11%
43%
16%
7%
66%
11.2
9.9
1.1
12%
46%
90%
Capital
Investment
TOTAL
Planet equivalents
Reduction from
baseline
Carbon footprint
(tonnes)
Reduction from
baseline
Zero carbon
2
3
Zero waste
Sustainable transport
4
5
6
7
8
9
10
Sustainable materials
Local and sustainable food
Sustainable water
Land use and wildlife
Culture and heritage
Equity and local economy
Health and happiness
is procuring further
off-site renewable
energy to cover the
remaining electrical
demand. One Brighton
also has comprehensive
lifestyle plans including:
communal roof
allotments, a cycle club
no private car parking and a set of community offices with an
organic cafe.
www.onebrighton.co.uk
BioRegional Quintain
& Crest Nicholson have
built this landmark
community on the south
coast. The flats are energy
efficient and supplied by
a biomass boiler and solar
PV panels. The project
Marcus Lyon/BioRegional