Sustainability Guide

'Development' is not just about new building on an undeveloped site. At the start of many development processes, the choice is:

Should we reuse a redundant site?
Should we demolish and rebuild?
Should we reconstruct?
Should we adapt and expand?
Or should we start from scratch in a new location?
If we are re-using land, what is the sustainable way to clean it up for development?

Sustainable development means taking these choices seriously every time: looking at their implications in terms of resources, waste, recycling, and the building's value as part of an area or frontage; not just as a capital asset or liability.

The choice of option can be affected by the condition of the building, its location, its architectural and historic quality and how easy or difficult it is to alter it to accommodate new uses.

Reusing Buildings: Refurbishment, Re-use and the Demolition Option

There are three ways of using a building at the end of its planned life: it can be refurbished to bring it up to current standards; it can be re-used for another purpose; it can be demolished, or more carefully de-constructed, making the land and materials available for other purposes.

Many factors will play their part in deciding which way to go. From an environmental point of view, the refurbishment or re-use of a building is generally better than demolition, because the environmental costs of energy, water and materials for refurbishment / re-use are less. There is less traffic too, and less noise and dust pollution. The time for refurbishment or re-use is generally quicker than for demolition and rebuilding, with consequent financial benefits.

Only when a building has deteriorated to a point where it cannot be saved and no further use can be envisaged, should demolition be considered. The choice of option can be affected by design decisions made at the outset. When planning the development, consider:

Refurbishment

Reusing an existing building can be more sustainable than rebuilding. Often older buildings can be flexible in terms of their structure and materials, helping to facilitate alteration. Choice of materials for refurbishment is important: they should be compatible with the existing structure and preferably sustainable in themselves. More modern buildings can also be refurbished successfully; for example concrete and steel framed buildings can be re-clad and given a new lease of life.

Conservation and Heritage

The North East has a rich heritage of old buildings, and clusters of buildings, which contribute to its distinct character.

They contribute both historic value and a sense of stability to their communities, and are an important marker of social sustainability.

There are also 2 World Heritage Sites in the Region, Hadrian's Wall and Durham Cathedral and Castle.

Many buildings are considered to have special architectural or historic interest and are listed according to their importance (Grade I for buildings with outstanding national significance, Grade II* with importance but of less national significance, and Grade II buildings which are of special interest). The term 'Listed Building' also includes man-made features such as walls and bridges; and even milestones. The lists of such buildings are held by the local authority.

If you plan to carry out extensions, alterations or demolitions to a listed building, Listed Building Consent will normally be required. Therefore it is essential to get in touch with the Local Planning Department to obtain advice. On the rare occasions where a listed building is granted Listed Building Consent for demolition, the Royal Commission on Historic Monuments must be contacted to be given the opportunity to record the building.

Owners who neglect Listed Buildings can also be served a Repairs Notice, and Planning Authorities are encouraged to compulsorily purchase the property if repairs are not undertaken; they can also execute emergency repairs and charge the owner.

Specialist technical advice, and in some cases grant assistance, is available from:

English Heritage
Local Authorities
Society for the Protection of Ancient Buildings (SPAB)
Civic Trust
Local historical societies

Areas of architectural and historic interest may also be designated as Conservation Areas to help preserve and enhance their character and setting. The aim is not to prevent all change, but to ensure that new development, and changes to existing buildings, enhance the area.

Little Holmside - Before
Little Holmside - After

Little Holmside - Before
Little Holmside - After

This means that anyone thinking about change in a Conservation Area, or involving a Listed Building, needs to take special advice. So, where development is proposed for a gap site, or for a building that detracts from the area, planners will look for an imaginative solution that has a positive impact on the area.

Historic buildings and conservation guides
Development that is permitted in other areas, such as changing the style of windows or doors, may require planning permission in Conservation Areas; the full list of permitted development is listed in Planning Policy Guidance 15, September 1994. Demolition nearly always requires approval in such areas: an application for consent must be made to the local Planning Authority.

Planners will need to know what is intended to replace the demolished building before consent is given; they will require detailed plans, including elevations, to accompany planning applications.

Design for Re-use

At the end of its planned life, a building can be refurbished so that it is suitable for the new conditions it is faced with.

Major refurbishment is expensive, so at the design stage it is worth considering measures that will make refurbishment and upgrading easy. For example, Lifetime Homes sets out specifications for upgrading, such as a knock out section of floor to take a lift in elderly accommodation.

Design for flexibility of use, to prolong the life between refurbishment. For example the air-conditioned office design criteria of a major pension fund require windows to open, so that the building can be de-airconditioned easily in the future, if the market requires. A 12-14 metre width of floor space allows natural daylight to all work stations and 'future-proofs' against possible environmental legislation (in Germany and Holland there are already health and safety laws that forbid office staff working more than 6-7 metres from a window).

Floor Plan
Rooms needing the most maintenance and refurbishment, such as bathrooms and kitchens, should be located to make change easier.
Be careful about claims of materials that are "maintenance free". Often this means "not possible to maintain". For example, uPVC windows often need to be completely replaced when only a part is warped or broken, with consequent high replacement and environmental costs.

Design for 'Long Life, Loose Fit'. Designing for particular functions makes space awkward to adapt for other functions in future. Unencumbered, column-free spaces can nearly always serve another purpose. Small changes can have large consequences.

Possible configurations of mixed use buildings
For example, an extra 200 - 300 mm can give 2.7 to 3.0 metre floor-to-ceiling height in commercial buildings, which is attractive to current tenants and allows different service arrangements for future tenants.
Avoid standard products: they are less flexible to adapt for new uses and change over time. Many traditional urban forms lend themselves to conversion.
Design for beauty. Beautiful buildings are more difficult to discard, and can give purpose, momentum, and added value when the building is re-used.
Consider mixing uses within one building. Flats or offices can often be accommodated over shops, restaurants, community or leisure uses.
Ensure the buildings can be accessed by everyone and will meet changing needs over time.

Demolition

Produce a 'deconstruction' plan at the design stage. The process will highlight concerns about re-use and hazards, which can then be addressed.

Materials should be easy to separate into component parts, ready for re-use. For example lime mortar is making a comeback, so that bricks can be separated and reused with much less breakage.

Composite constructions such as bonded multi-layer cladding and roofing panels should be carefully considered, and manufacturers should be asked how they can be deconstructed. If answers are unsatisfactory, the material should be avoided.

Consider building width: it impacts on flexibility of use, on the ability to personalise spaces and on the amount of active frontage. Buildings comprising 5-7m wide daylit cells or modules provide an extremely flexible form. Below 5.5m restricts rear extensions without blocking light and ventilation.

Building Depth Implications

< 9 m Too shallow for a central corridor and limited flexibility in internal planning

9 - 13 m Provides naturally lit and ventilated space = optimum robustness

14 - 15 m Sub-division is still facilitated, but some artificial ventilation and more artificial lighting is required

16 - 22 m plus More energy intensive, though a double-aspect cellular form is possible with the insertion of an atrium / light well, giving a block width of up to 40m.

Consider building depth: it affects the need for artificial lighting and ventilation, and therefore restricts ability to accommodate certain uses.

Using Clay Pipes Rather than PVC.
© Scottish Homes
Try to avoid materials where there are current concerns about their hazards. For example, Greenpeace is very concerned about PVC, because it is implicated in health hazards. The story of asbestos, and the vast costs associated with asbestos management, should not be repeated.
Substitutes such as clay pipes for under-ground use and cast iron, polyethylene, copper or aluminium above ground can dramatically reduce PVC use and so reduce possible health risks.

Reusing Land: Reclamation and Remediation

The recycling of land that has already been used for some form of development is a vital aspect of sustainability. Land is a finite resource, and intelligent re-use helps to minimise the take-up of previously undeveloped 'greenfield' sites.

In the North East, the reclamation of derelict land and the remediation of land contaminated by its previous use is a particularly important aspect of reusing land. This section concentrates on reclamation and remediation, and draws on regional examples where the development of derelict and / or contaminated land has transformed many of the scars left by heavy industry such as collieries, steelworks, cokeworks and ship building.

The reclamation and remediation programme carried out by local authorities, followed and expanded by the Regional Development Agencies, has provided valuable land for commercial, industrial and residential development. Not all 'brownfield' (previously used) sites are damaged and problematic; but many are, and so a careful series of steps is usually essential.

Step 1: The Right Advice

Land reclamation and remedation is a complex technical area. It usually requires specialist help, in particular from land reclamation engineers. County and district councils and unitary authorities (Environmental Health and Planning departments), and the Environment Agency are good starting points for advice.

District Councils and Unitary Local Authorities oversee contaminated land restoration as 'lead regulators', while the Environment Agency's role includes developing awareness of impacts of actions, providing practical information on sustainable remediation methods, strategy consultation and enforcement of remediation action. The Agency is also the 'lead regulator' of Special Sites identified by local authorities as posing a particular risk. The Local Authorities and the Agency may identify specific expert advisers where necessary.

JCB Digger
To assist with implementing the Government's new contaminated land regime, the Environment Agency has established a Regional Contaminated Land Forum. Members include Local Authorities.

The Forum's aim is to tackle the remediation of previously developed land: particularly focusing on issues relating to land contaminated by activities such as shipbuilding, heavy industry and mining.

Membership now includes One NorthEast, universities, and representatives from the private sector such as environmental consultants and solicitors. The aim is that developers, landowners and communities will work with the Forum to help spread advice and good practice.

Consulting at this early stage and throughout the process can help prevent delays due to conflict or unexpected problems, and therefore additional costs. It will help with site identification, the most sustainable and efficient methods of remediation, possible grant aid, consultation, and the most suitable development uses.

Step 2: Desk Top Study and Intrusive Site Investigation

Examine the site's previous use and intrusive site investigation to determine the likely nature and distribution of contamination and any geological or other constraints on the development of the site. Design the intrusive site investigation on the basis of the Desk Top Study. The site investigation will seek to establish and define the type and extent of contamination, characterise the ground and groundwater quality and establish the geotechnical properties of the site.

The first stage of the site investigation should be through Desk Study, of all the documentation relevant to the site. This, and the subsequent 'intrusive' investigation should identify various types of materials such as burnt shales, coal, hardcore and clays, which could be separated at a later stage and used.

The geotechnical properties of the ground are also important, and careful thought should be given to ground improvement such as piling, vibrocompaction, and compaction, when developing brownfield sites.

Step 3 Risk Assessment

Following site investigation, the development team should undertake a risk assessment. This will consider the risks to humans, animals and the environment posed by the contaminants identified in the site investigation.

Risks having an unacceptable level are reduced to an acceptable level by a remediation strategy. The risk assessment and remediation strategy are discussed with the local authority and Environment Agency before, or as part of the Planning Application.

Step 4: Feasibility Study

Following the risk assessment, and in consultation with the local authority and Environment Agency, the development team should establish a remediation strategy that addresses the risks and balances the economic feasibility and programming of works against sustainable best practice:

identify the sustainable techniques that can be used to deal with contamination found on site
maximise the amount of material reclaimed on site
reuse material found on site
recycle materials found on site
minimise the amount of waste going off site
programme and cost the work

Step 5: Reclaim and Remediate

Once steps 1-3 have been completed a well-designed reclamation scheme, guided by principles of sustainability, can then take place. It is essential to continue to track progress and ensure continued good practice.

The principles of established Environmental Management Systems (EMS), such as ISO 14001 and the Eco-Management and Audit Scheme (EMAS), can be applied to allow accurate monitoring of environmental impacts throughout the reclamation process. An 'environmental champion' should be designated to set environmental targets and to monitor adherence to the management system throughout the process.

Traditionally, the remediation of land contamination has relied heavily on removal of soil to landfill, to be replaced by the importation of clean fill. However, this is becoming less attractive: in the short term, because of increasing transport costs and landfill costs (�15/tonne for mixed waste by 2004); and in the longer term, as more stringent legislation and growing public awareness, lead land owners to try more innovative treatment measures.

Technologies such as bio-remediation, soil washing, chemical stabilisation, barrier walls and natural attenuation are becoming common practice and are being encouraged by local authorities and the Environment Agency. They allow even severe contamination to be dealt with and the land to be reclaimed for open space or development.

Not all techniques available in the reclamation area are applicable to every development but the box opposite illustrates some types of sustainable techniques available.

Reclamation Methods

Crushing and screening
Materials present as demolition rubble or made ground within the ground can be screened, sorted and crushed to allow them to be reused as engineering materials or soil making material.
Salvage
It is commonplace when crushing concrete to remove reinforcing material for its scrap value. Wood waste should be shredded and sold as soil improver or mulch, rather than burning it. It is important to note that the suitability of shredded wood for soil improvement depends on whether it has been contaminated, or has been chemically treated.
Disposal
One of the key aims for a reclamation project is to maximise that quantity of material on site being recycled or reused. Efforts should be made by the design team to establish if materials can be recycled and processed at a nearby facility rather than to a landfill site. In the event that there is a surplus of materials, it may be beneficial to discuss disposal to landfill as engineering materials, rather than as waste. It is also beneficial in financial terms to secure a Landfill tax exemption prior to reclamation.
Contamination remediation
Problems with organic contamination (such as diesel, petrol, solvents and other carbon based substances) can be treated, rather than removed to landfill. Techniques such as ex-situ bio-remediaton (bacterial attack on pollution) often offer cost savings relative to landfilling. Soil washing, in appropriate circumstances, can substantially reduce the amount of contaminated material that needs to be sent to landfill, leaving the clean washed product to be re-used.
Heavy materials are most problematic in that they are more difficult to treat. However, liming or stabilisation using cement or PFA materials, or even waste from sugar production, can reduce the mobility of metals in the ground. A risk assessment, using leaching tests, should be carried out to establish if the contamination is capable of migrating. If not, often capping using reclaimed soils, or spoil, may provide a satisfactory solution.

Step 6: Ready for Redevelopment

A reclaimed site may still need work before it is ready for the planned development. Various 'ground improvement' techniques are available for improving the geotechnical or load bearing properties of the ground. Piling, surcharging, compaction and vibro-techniques should all be considered. The use of recycled aggregate in the latter may be worth consideration.

Step 7: Getting Life Back onto the Site: Soils and Planting

Soils for planting and restoration are often difficult to locate. Increasingly the scope of site investigations has been expanded to identify suitable clays or sands beneath the fill that can be excavated and used as soils.

Grass mixes on reclaimed land
Spoils and contaminants can also be worked to produce a soil making material, although this is usually in areas that are non-sensitive to contamination. In the event that these materials are low in nutrients, organic fertilisers can be added.
It is not always necessary to use topsoil for grassing, and there are several grass mixes which can be provided, and establish themselves well within subsoil.

Some thought should be given to adding a local wildflower mix within the grass seed mix. Low maintenance indigenous plants often thrive in poor soils.

Rules of Thumb

Reusing Buildings and Land

Think About Reusing Buildings and Land