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Sustainable Heritage and PPS5
Is Sustainable Heritage an Oxymoron?
Andrew Tegg – DPP Heritage
Mary Rawlinson – DPP Sustainability
Emerging Contexts for Heritage Conservation
23rd February 2011
Leeds
Introduction to DPP LLP
• Established in 1973
• 10 offices across the UK and Ireland
• 160 Partners and Staff
• ISO 9001 registered
• Full range of planning services
•
Planning
•
Heritage
•
Sustainability
•
Urban Design
Introduction
• Why does heritage planning need to be sustainable?
• Requirements of PPS5
• Available guidance
• The sustainability viewpoint
• Case Studies
Why does heritage planning need to be
sustainable:
Why does heritage planning need to be
sustainable:
Existing homes will make up 2/3 of the housing stock in
2050, ¼ of the existing stock are what can be considered
traditional. 46% of CO2 emissions come from dwellings….
Strong foundations….
• Historic settlement layouts reflect sustainable principles in spatial
planning (residential, commercial and leisure resources in settlement
centres)
• Historically heating your property was expensive so thick walls and
small openings
• Buildings were constructed using local materials
• Therefore good foundations for sustainable living within historic
assets
Two distinct areas of consideration:
• Large scale infrastructure projects
• Small scale site specific projects
Requirements of PPS5:
Para 6… Planning has a central role to play in conserving
our heritage assets and utilising the historic environment in
creating sustainable places…
Key policy….. HE1 – Heritage Assets and Climate Change
• HE1.1 - Importance of seeking opportunities to mitigate
and adapt to the effects of climate change when
devising policies and making decisions relating to
heritage assets so as to reduce carbon emissions and
securing sustainable development.
• Opportunities include energy efficiency, improving
resilience, better use of renewable energy, sustainable
use of water
Requirements of PPS5:
Key policy….. HE1 – Heritage Assets and Climate Change
• HE1.2 – Where proposals that are promoted for the
ability to mitigate climate change have a potentially
negative impact, LPA should prior to determination and
ideally during pre-application help applicant to identify
feasible solutions to deliver benefits with less harm to
heritage assets.
• HE1.3 – Where conflict is unavoidable public benefits
should be weighed against potential harm to heritage
assets in accordance with other policies in PPS5 and
other documents.
Assessment process:
Potential for pre-app as per
HE1
Proposal
HER searches/site
assessment - identify
physical impacts/setting
Identify
Assets
Assess significance of
assets and wider settings
Assessment of
Significance
Assessment of
Impacts
HE7, HE8, HE9, HE10
Does the proposal cause
harm – is it substantial?
HE9.2 or HE9.4
Consideration
against PPS5
Policies
Consideration
against local
policies
Do benefits
outweigh
harm?
Decision
Local policy, SPD etc
Other guidance available
Various documents been prepared by English Heritage to
provide guidance and advice to applicants and decision
makers….
Other guidance available
Opportunities
Historic Environment Planning Practice Guide suggests
opportunities to achieve objectives
•
Production of SPD – using skills and knowledge of heritage
and sustainability experts to set out ways in which heritage
assets can be modified to improve their environment
performance without damaging significance.
•
Prepare plan policies for particular assets or asset types to
manage conflicts. Promote improved standards through
design and awards.
•
Take account of positive role historic environment can make
to achieving climate change aims.
•
Consider best practice through LDF annual monitoring
reviews.
Opportunities
Large scale energy generation and other infrastructure
(Para 26 – Planning Practice Guide)
•
Balancing benefits in renewable energy with potential to
impact on large number of differing types of heritage asset.
•
Importance of early discussion and co-operation between
developer and local authority – try to establish acceptable
balance.
•
Scope for LPA’s to prepare specific policies for handling such
applications.
The sustainability viewpoint
• Triple bottom line
The Oxymoron
Draughty old buildings, with
untouchable façades…
Chandlerkbs.com
Sleek and
Modern
Green Bling
RE World.com
Blame Cycle
Occupiers
“We would like to
have
environmentally
efficient buildings
to fulfil our policy
commitments, but
there aren’t any.”
Investors
“We would fund
environmentally
efficient buildings
but there is no
demand for them.”
Developers
“We would ask for
environmentally
efficient buildings
but the investors
won’t pay for them.”
Sir Martin Laing’s Sustainable Construction Task Group
Constructors
“We can build
environmentally
efficient buildings
but the developers
don’t ask for them.”
National Trust Six L’s
Longevity
Loose-fit
Lovability
Liked by Occupiers
Low Carbon
Location
Evidence for Sustainability
•
•
•
RICS study, Doing well by doing good? identified:
• energy-efficient buildings attract rental premiums of more than 6%;
• "green" buildings worth 16% more than standard stock;
• a high Energy Star rating attracted 3% per sq ft more rent compared with nongreen buildings of the same size, location and function;
• Including rent-free periods and other concessions, the premium rose to 6%;
• sale price of "green" buildings was more than 16% higher;
• upgrading the average non green building would increase its capital value by
£3.85m
Tenants and investors would pay more for an energy-efficient building, but not for
buildings that were sustainable in a broader sense.
Non-green buildings will eventually become an outdated model.
Return on Investment
• 95% of unlisted UK and continental European real estate fund
managers believe there is a relationship between environmental
performance and financial returns. However, the majority felt this
relationship was difficult to quantify at the current time.”
Aviva Investors and the Environment Agency Pension Fund survey in May 2009
Case studies – The Grange, Seacroft
• Re-occupation of a long empty site
• Within a district centre for access
• Sustainability measures included
Case studies – MOJ, Marylebone
Courtesy Shove media
• Technologies included
• Other measures
• Solar water heating
• High performance glazing
• Ground source heating
• Thermal mass
• Ground source cooling
• Shading
• Rainwater harvesting
• Air permeability rates
Case studies – Tesco Express
•
•
•
•
•
Signage Issues
Character preservation
Energy efficiency
Emissions
Materials
•
•
•
•
Refrigeration
Water consumption
Recycling
Travel
Sustainability Conundrums
• Market value of a conserved building
• Cost of conservation
• Conservation as a catalyst
• Building appreciation
Summary
• Important to understand and promote the
energy saving credentials of historic assets.
• Wherever possible early discussions should be
completed between all parties.
• Substantial advice available.
• Conservation appreciation
Contacts:
Andrew Tegg
Principal - Heritage
Telephone: 0161 238 9884
Email: [email protected]
Mary Rawlinson
Principal Consultant - Sustainability
Telephone: 0207 092 3611
Email: [email protected]