Constructing the future

Bright Construction case study

Introduction

Many people perceive the construction industry as towering cranes over a city skyline or a pile of
bricks and cement in a backyard. In fact the building work itself is only one phase in a development
process known as the property lifecycle. Every house, school and road that is developed has its own
property lifecycle, in which many different people are involved.

There are many factors that influence the property lifecycle. This study will focus on just one, the
issue of sustainable development - development that meets the needs of the present without
compromising the needs of future generations. The immense pressure on the world’s environment
means measures must be taken today to safeguard natural resources for tomorrow. This is the
challenge the construction industry faces.

Bright Construction is a leading Quantity Surveying practices. The quantity surveyor is the key
advisor at all stages of the property lifecycle. The role of the quantity surveyor includes:

 influencing key decisions relating to time, cost and quality

 managing construction finances and contracts
 influencing the design and construction process.

As international organizations with a global influence, Bright Construction are key players in the
sustainable development arena. By putting aside their competitive differences, they are promoting
sustainable development to ensure future generations can make key choices about the environment in
which they want to live.
Impacts on the Environment
The greenhouse effect is caused by trace gases in the atmosphere. Emissions of CO2 are alone
responsible for 50% of the global warming effect, resulting mainly from energy used in buildings -
heating, lighting and air conditioning. As energy is readily available today at a relatively low cost, it
is often taken for granted. Consequently many people fail to think about energy conservation.

Depletion of the ozone layer is mainly due to the use of CFCs which react with the ozone in sunlight.
Approximately 10% of the UK’s annual use of CFCs is related to buildings, in refrigerants and foam
insulation used in building fabrics. Buildings are created with the aim of providing better
environments in which people can live, socialize and work.

Balancing stakeholder aspirations

Buildings, streets, neighborhoods and districts make up the urban environment and should be
functional as well as enhancing our social well-being. Clearly there is a limit to the availability of
land and natural resources. Apart from the need to conserve other scarce and finite resources such as
oil, coal and gas, the consumption of land and natural resources is in itself damaging.

As stakeholders in our environment, we must recognize that not only is the quality of the
environment in which we live at stake, but also the future and continued existence of mankind.
Stakeholders are individuals or groups with a direct interest in an organization’s performance. The
diagram shows the stakeholders surrounding the property lifecycle.

The quantity surveyor must take into account the shared expectations of these stakeholders. Concern
for the environment has a high public profile as public opinion, pressure groups and government
legislation and regulation continue to grow. This poses a threat to organizations who do not
anticipate opportunities and future problems that may affect them.

The World Commission on Environmental Development published the report ‘Our Common Future’
in 1987. By the end of 1988, the report had received public support from over 50 nations, including
the UK. As a result, the Earth Summit was held in Rio de Janeiro in 1992. The summit
adopted Agenda 21, a comprehensive action plan, for the pursuit of sustainable construction into the
next century. Agenda 21 called on national governments to set strategies for achieving sustainable
development. This means acting nationally to have an impact globally.

In 1997, the United Kingdom and other industrial countries signed a treaty in Kyoto, Japan
committing themselves to reducing the effects of greenhouse gas emissions to below 1990 levels.
The UK government has also responded by introducing a series of initiatives.
 A report carried out by Lord Rogers on behalf of the UK government tackles the problems of urban
regeneration, recommending 60% of new housing should be built on land which has been developed
previously. These sites are known as brownfield sites. According to this report, developments should:

 integrate with their surroundings

 optimise access to public transport
 use land efficiently and respect local traditions.

Sustainable construction
The construction industry is a major sector of the UK’s national economy and accounts for 7.5% of
Gross Domestic Product. GDP is the sum total of a country’s output over the course of a year. In
1998 the construction industry’s output was £62 billion. As an industry, it employs in excess of 1.4
million people.

Macroeconomics describes the study of the whole economy and the interaction between constituent
economic factors. A key macroeconomics objective is to make the most effective use of resources in
order to encourage growth. A growing economy, however, is one that consumes more and growth
comes with associated costs, such as depletion of the ozone layer, an increase in CFCs and the
consumption of finite resources.

The construction industry has to meet the challenge of contributing to economic growth by
continuing to provide new homes, offices and shops while improving the quality of both towns and
countryside. Sustainable means lasting and enduring, therefore sustainable development is economic
development that lasts. In construction, sustainability is of great importance because:

 50% of material resources taken from nature are construction-related

 over 50% of national waste production comes from the construction sector
 40% of energy consumption in Europe is construction-related.
 The construction industry has developed a code of practice which has been adopted by all involved in
the property lifecycle, demonstrating awareness of the sustainable agenda. Criteria within the code of
practice states that the construction industry should not:

 cause unnecessary damage to the natural environment or consume a disproportionate amount of

energy during construction, building use or disposal
 use materials from threatened species or environments
 endanger the health of occupants or any other parties.

In commissioning, constructing or operating buildings we should ensure that they:

 enhance living, working and leisure environments

 consume minimum energy over their lifecycle
 generate minimum waste over their lifecycle
 use renewable resources wherever possible.

It is now essential to reduce the environmental impact of CO2 emissions that result from constructing
and running buildings. Buildings today cannot simply be constructed in isolation; thought must be
given to the wider environment, the transport infrastructure and the local community.

Greater initial care and planning, more attention to the environmental impact of material and energy
supplies and a more focused approach to the genuine needs of organizations and users must be the
focus of quantity surveyors. Some of the available solutions, however, such as solar energy systems,
are still very expensive and are therefore not widely used in buildings. What is required is a balance
between environmental saving and capital cost. This is called the environmental equation.
Improving sustainability
The challenge to the property industry, owners and users is to produce buildings that are functional,
flexible, require less energy to construct and consume less energy in their daily use. A 15% increase
in initial building costs can result in a 5% per year saving in running costs. Over the life of the
building these savings will far outweigh the increased initial cost.

In order to balance the economic equation of sustainability and affordability at a practical level, the
quantity surveyor can follow what has been called the 'Ten Commandments' for sustainability in
design and construction. They are:

1. Re-use existing buildings - This reduces costs and the building is quicker to complete
2. Design for minimum waste - Make designs simple with re-use in mind
3. Aim for lean construction - Avoid over specification and use preassembly and repetitive
components wherever possible
4. Minimise energy in construction - Use minimum quantities and avoid energy intensive
materials like aluminium and cement
5. Minimise energy in use - Make best use of the natural environment. For example, open and
close windows, rather than use air conditioning
6. Don’t pollute - Dispose of waste and discharges sensibly. Make efficient use of the existing
transport infrastructure
7. Preserve and enhance biodiversity - Protect the natural habitat
8. Conserve water resources - Recycle rain and waste water
9. Respect people - Encourage community relations and public information. Look after staff
with regard to Health and Safety
10. Set targets - Targets should be set for the reduction of energy used, embodied energy,
transport and waste. Setting targets is also a way of measuring achievements.
Utilizing these 'Ten Commandments’ goes a long way towards achieving sustainability in
construction, but requires commitment from everyone involved. Even small savings in each area of
the ten commandments can result in huge energy savings.

In all market sectors, most businesses now have an environmental policy. A company that builds for
its own occupation will consider higher expenditure at the outset for lower energy bills tomorrow.
Occupiers are now beginning to influence the initial specification of buildings by setting briefs that
reflect the goal of sustainable development.

Sustainability in action - Wessex Water

Wessex Water’s new operations centre is currently under construction on a brownfield site in Bath. It
will set new benchmark standards in the construction industry for environmental sustainability,
leading to a new generation of green buildings. Wessex Water demonstrates a long-standing
commitment to sustainability. Its approach to this building considers both the design and method of
construction, together with the future operation of the building itself. The green agenda permeates
this site and building at every level.

The building features a low-energy, naturally ventilated design and careful selection of materials to
minimise environmental impact. For example, locally produced steel, concrete, quarried stone and re-
cycled aggregates from the River Severn have been used. Lifecycle costing of alternative designs and
materials also influenced major design decisions on the project. Surface water is stored and pumped
around the site to serve various new water features and will also be used to flush toilets. All waste
from the site is separated for recycling.

Wessex Water has been keen to assess the environmental benefits against their value for money. In
striking the right balance between environmental benefits and increased costs, Wessex Water has
found the services of an independent quantity surveyor vitally important.
Conclusion
Sustainable construction is concerned with more than the fabric of the built environment. Buildings
and the social, commercial and transport infrastructures around them must be constructed in ways
that are sustainable in environmental and economic terms and add value to the quality of life for the
individual and the community.

All sectors of the property lifecycle can make a contribution to achieving progress in all strands of
sustainable development. There are many issues and challenges posed for all involved. The areas
affected are many, including financial and regulatory measures, education and training, research and
local action.

The quantity surveyor’s role is fundamental. Above all, buildings must be affordable and constructed
at an economic cost which people are prepared to pay. Sustainable development is absolutely vital
but must be balanced against longer term economic issues. These are the challenges faced by the
quantity surveyor today in constructing our common future.

Reference:

http://www.brightconstructiongroup.com/