WSP/ROGBC event

1. Rating Green Buildings
4th March 2010
Neil Foster (neil.foster@wspgroup.com)
Simona Sandu (simona.sandu@wspgroup.com)

2. Programme
Introduction
BREEAM Europe (2009)
Choosing a rating system
Energy Performance Certificates
Costs – the economic case
Future developments

3. WSP Group
One of the largest and fastest growing
international consultancies with over
9,400 employees in 35 countries 94% 100%
94% of our Our revenue
Management and consultancy solutions employees has doubled
to the built and natural environment would over the last six
recommend years
WSP as a place
Specialist Services: Property, to work
Infrastructure, Engineering,
Management, Environment & Energy £577m 75%
of our revenue
20 years on the London Stock 2007 revenue is repeat
business
Exchange
WSP Group SRL established in
Romania in 2006.

4. Romania Green Building Council
To promote market transformation and facilitate the implementation of the next
generation of high-performing green constructions the RoGBC:
Facilitates the availability of the most up to date and highest quality training to create
the necessary pool of national green building experts.
Supports the development of appropriate regulatory conditions that promote
sustainable constructions while ensuring attractive returns on investment
Develops and implements a national green building standards and certification
system.
Supports the development of best in class in-country green construction and in an
effort to position Romania as a sustainable construction leader in the region.
Builds an inclusive organization by facilitating the collaboration between all relevant
players in order to eliminate systemic barriers and promote a truly sustainable built
environment.
Promotes domestic, regional and international collaboration to share knowledge and
encourage innovation.
Researches, compiles and disseminates best practices for the region and
encourages their adoption and implementation.

5. Green Buildings – Why?
The problem – carbon and climate change?
The opportunity – economic & environmental benefits
The solutions –
– Renewable energy
– Carbon management
– Energy management
– Sustainable construction and “green” buildings

7. Carbon and Climate Change

8. Carbon and Climate Change
Buildings account for approximately 40% of raw material
and energy consumption
55% of wood not used in fuel production is consumed in
construction
Buildings and associated construction activity account for
at least 30% of global greenhouse emissions
Energy represents 30% of operating costs in a typical
building
(Kok, N. 2009. Corporate Governance and sustainability in global property markets)

9. BREEAM Europe
What is BREEAM?
•Environmental Assessment Method for new Buildings
•Certification scheme
•Voluntary
•Independent & credible
•Holistic
•Customer focused
•Credits based
Improve the Environmental Performance of the Building;
Improve the Internal Environment for Occupants;
Improve upon existing environmental standards.
Types of building covered by BREEAM International:
Retail, Offices and associated areas, Industrial, Toyota retail units,
More to come…

10. Aims of BREEAM:
To mitigate the impacts of buildings on the environment
To enable buildings to be recognized according to their environmental
benefits
To provide a credible, environmental label for buildings
To stimulate demand for sustainable buildings
Objectives of BREEAM:
To provide market recognition to low environmental impact buildings
To ensure best environmental practice is incorporated in buildings
To set criteria and standards surpassing those required by regulations
and challenge the
market to provide innovative solutions that minimize the environmental
impact of buildings
To raise the awareness of owners, occupants, designers and operators
of the benefits of
buildings with a reduced impact on the environment
To allow organizations to demonstrate progress towards corporate
environmental objectives

11. A number of GBCs are also looking at adapting BREEAM
into their own national environmental assessment method
Leading to a tool that is:
Nationally recognised and endorsed
Appropriate and tailored to the local context and
conditions
Consistent with other international standards and
assessment tools
Available in the local language
Advantages:
Benefiting from BRE’s knowledge and expertise
Best practice sharing
Less resources required
Income revenue

12. Stages of Assessment
The stages of assessment in which the BREEAM
schemes can currently be used to assess the environmental
impacts arising as a result of an individual building
development (including external site areas) are:
•Design Stage
•Post Construction Stage (mandatory in all
schemes from 2009 Autumn)
•Operational Stage (BREEAM in Use in
development for International)

13. BREEAM Categories
BREEAM is split into the following categories:
• Management
• Health and Wellbeing
• Energy
• Transport
• Water
• Materials
• Waste
• Land use and Ecology
• Pollution

14. Management Section
• Man 1 Commissioning
• Man 2 Considerate constructors
• Man 3 Construction site impacts
• Man 4 Building user guide
• Man 12 Life cycle costing

15. Health and Wellbeing
• Hea 1 Daylighting
• Hea 2 View out
• Hea 3 Glare control
• Hea 4 High frequency lighting
• Hea 5 Internal and external lighting levels
• Hea 6 Lighting zones and controls
• Hea 7 Potential for natural ventilation
• Hea 8 Indoor air quality
• Hea 9 Volatile organic compounds
• Hea 10 Thermal comfort
• Hea 11 Thermal zoning
• Hea 12 Microbial contamination
• Hea 13 Acoustic performance
• Hea 14 Office space (issue not assessed
in the offices scheme)

16. Energy
• Ene 1 Reduction of CO2 emissions
• Ene 2 Sub-metering of substantial energy uses
• Ene 3 Sub metering of high energy load and tenancy
areas
• Ene 4 External lighting
• Ene 5 Low or zero carbon technologies
• Ene 6 Building fabric performance & avoidance of air
infiltration
• Ene 7 Cold storage
• Ene 8 Lifts
• Ene 9 Escalators & travelling walkways

17. Transport
• Tra 1 Provision of public transport
• Tra 2 Proximity to amenities
• Tra 3 Cyclist facilities
• Tra 4 Pedestrian and cyclist safety
• Tra 5 Travel plan
• Tra 6 Maximum car parking capacity
• Tra 7 Travel information point
• Tra 8 Deliveries and manoeuvring

18. Water
• Wat 1 Water consumption
• Wat 2 Water Meter
• Wat 3 Major leak detection
• Wat 4 Sanitary supply shut-off
• Wat 5 Water recycling
• Wat 6 Irrigation systems
• Wat 7 Vehicle wash

19. Materials
• Mat 1 Materials specification (major building elements)
• Mat 2 Hard landscaping and boundary protection
• Mat 3 Reuse of building façade
• Mat 4 Reuse of building structure
• Mat 5 Responsible sourcing of materials
• Mat 6 Insulation
• Mat 7 Designing for robustness

20. Waste
• Wst 1 Construction Site Waste Management
• Wst 2 Recycled aggregates
• Wst 3 Recyclable waste storage
• Wst 4 Compactor / Baler
• Wst 5 Composting
• Wst 6 Floor finishes

21. Land Use & Ecology
• Lue 1 Reuse of land
• Lue 2 Contaminated land
• Lue 3 Ecological value of site AND Protection of
ecological features
• Lue 4 Impact on site ecology
• Lue 6 Long term impact on biodiversity

22. Pollution
• Pol 1 Refrigerant GWP - Building services
• Pol 2 Preventing refrigerant leaks
• Pol 3 Refrigerant GWP - Cold storage
• Pol 4 NOx emissions from heating source
• Pol 5 Flood risk
• Pol 6 Minimising watercourse pollution
• Pol 7 Reduction of night time light pollution
• Pol 8 Noise attenuation

23. BREEAM Categories and Weightings
BREEAM Credits available Weighting (%)
Section
Management 10 12
Health & Wellbeing 14 15
Energy 21 19
Transport 10 8
Water 6 6
Materials 12 12.5
Waste 7 7.5
Land Use & Ecology 10 10
Pollution 12 10

24. WSP Expertise
WSP has an experienced team of assessors (BREEAM, LEED, Green Star etc.)
who are fully conversant with the full range of Green Building design and
certification services.
WSP has completed over 100’s of BREEAM and LEED assessments globally with
over 150 BREEAM assessments alone currently on our books.
We are licensed in all of the BREEAM Family, in addition to holding qualifications in
EPC, CEEQUAL, and LEED and therefore we can apply the best proactive and
bespoke sustainability metrics to any issue.
As part of the multidisciplinary WSP Group, our assessors are able to draw upon a
wide range of assessment-related expertise, including ecology, energy, acoustics,
structural, mechanical and electrical engineering, materials specification, land
remediation and transportation issues.
We assist with the review and alignment of standard designs and specifications to
assist compliance with BREEAM/LEED credits, thereby saving time and costs in
achieving certification for large portfolios.

25. Case study - Euro Tower, Bucharest
Developer – Cascade Group
Designed as a landmark building, located in
North-Central Bucharest
Construction completed
Provides approximately 18,000sqm of
A-class office space arranged over 18 above
ground levels,
180 parking places created over five underground
levels as well as 300 public outdoor parking units.
One of the first green certified buildings in Romania.
Independent certification provided through
the international BREEAM scheme, Very Good rating.
WSP undertook assessment of and assisted in
obtaining sustainability rating for the scheme.

26. Case study - Euro Tower, Bucharest
SUMMARY OF OUR DELIVERY:
Key stage assessments:
Design Stage
Construction Stage
Post Construction Certification
Assessments undertaken in
conjunction with the developer to
enable identification of action items
and opportunities to increase
sustainability and thereby the eventual
scheme rating.

27. Case study - Euro Tower, Bucharest
Outcome:
Harnessing WSP expertise has resulted in:
The development proceeding successfully to
obtain a BREEAM rating.
In doing so it is one of the first internationally
certified sustainable buildings in Romania and the
first green office building in Bucharest
Close correlation between high quality and
building green.
Workplace of choice for employers
Anticipated increased productivity will be
forthcoming for occupiers due to the benefit of
natural lighting and improved health
considerations.
Increased pre-lets in a tightening market.

29. Choosing a rating system

30. Available Assessment Methods
Building Research Establishment Environmental
Assessment Method (BREEAM)
Leadership in Energy and Environmental design
(LEED) Green Building Rating System
Green Star
Green Globes
Green Building (GB) Tool
Comprehensive Assessment System for Building
Environmental Efficiency (CASBEE)

31. Source: BREEAM 2008

32. Source: BREEAM 2008

33. BREEAM vs LEED vs Green Star etc.
Credit weighting comparison
Source: BREEAM 2008

34. BREEAM

35. Source: BREEAM 2008

36. Source: BREEAM 2008

37. Source: BREEAM 2008

38. BREEAM vs LEED vs Green Star etc.
LEED over simplifies the use life cycle analysis,
in particular relating to building materials
Green star – issues associated with spanning
differing climatic zones. (Cooling tower credit)
Green star awards credits for issues such as
mould prevention, low VOC finishes, and
avoidance of composite wood product.
BREEAM International – localised framework but
still developing. Previous issue relating to
design stage & construction stage certifications
now resolved.

39. BREEAM vs LEED vs Green Star etc.
Overall Rating comparison
Source: BREEAM 2009

40. Questions to ask yourself
Where is the building being constructed?
Who is the intended occupant/buyer?
Does the building type meet any of the generic
schemes?
Which scheme will provide the highest rating for
your development?
Does your design team have familiarity with one
particular scheme or all?
Are there any local assessors available for each
scheme?
Are country reference sheets complete?

41. Energy
Performance
Certificates

42. General information
One part of a raft of measures contained within the Energy
Performance of Buildings Directive 2002/91/EC including:
– Thermal rehabilitation of existing building stock
– Inspection of air-conditioning systems
– Certification of independent experts
Norms and calculation design criteria for the energy performance of
a building stipulated in law nos. 372/2005 and 157/2007.

43. Requirements
Requirement for an EPC on construction sale or rental of a
property from 1st January 2007, however deferred to 1st
January 2010 in Romania and Bulgaria.
Must show the assessment rating
Expressed on an A-G scale (and numerical)
Must not be more than 10 years old
Decreasing exceptions
Provide recommendation for improvement
Public buildings require a Display Energy Certificate.

45. Interaction with BREEAM
Energy assessment in BREEAM allows up to 15 credits when
the assessed building demonstrates an improvement in the
energy efficiency of the building fabric and building services
Energy performance is shown as a CO2 based index
The credit scoring is determined by comparing the building’s
CO2 index taken from the EPC with CO2 emissions from a
reference building

46. Green Buildings – the
economic case
Neil Foster – WSP Group SRL

47. Current & Future Economic Drivers
Increased analyst and investor screening of
corporate environmental and social policies
(CSR) including real estate investments
Increasing certainty of the business case for
developing green
The continual increase of energy prices
Increased competition through tougher market
conditions. The need for developers to remain
competitive.
The opportunity to be seen as a market leader
through seeing green building as a unique selling
point

49. Evaluating Energy Efficiency
In normal times:
Green rated buildings commanded rental rates
roughly 3% higher per square foot than otherwise
identical buildings
Premiums in expected rents (i.e. rents adjusted
for building occupancy levels) are even higher –
above 6%
Selling prices up to 7% higher

50. Productivity Benefits
Offices – 2-16% productivity increase
Retail – increase in sales per sq foot
Schools – 10-15% betterment in results

51. Evaluating Energy Efficiency
In the current market:
Blue-chip investors and tenants remain active in
the market and are therefore most attractive to
developers.
Green rated buildings have a greater likelihood or
occupancy or sale
Investors are seeking pre-let or leased buildings
with guaranteed returns
Lower ongoing running costs for developers
working on a BOT (build-operate-transfer) basis.

52. Construction Costs
The earlier in project planning green methods are
considered the lower the likely impact upon final
construction costs.
Green rating/schemes are designed to recognise
good design not to force it upon developers and
designers.
Certification costs are small in comparison to
design costs <5% excepting smaller
buildings/developments

53. Construction Costs
Source: BREEAM 2009

54. Construction Costs
Source: BREEAM 2009

55. Future Developments
Neil Foster – WSP Group SRL

56. Assessment Schemes
BREEAM In-use – refurbishment of existing
buildings, existing building fit out
BREEAM Balkans?
BREEAM Education, Healthcare, Developments
BREEAM Communities
Code for sustainable homes (EcoHomes)

57. The Future - Smart Metering?
Energy Monitoring – GE
Real Estate
Daily remote data collection for
electricity, gas, water etc. enabling
identification of energy issues on
existing facilities.
Subsequent alterations to BMS
enabling up to 35% reduction in
energy consumption to be achieved in
individual buildings.

58. The Future – Sustainable Cities?
Carbon Neutral Park –
China
Hong Kong’s first carbon neutral
park
Sustainable design advice

59. The Future – A National Regulatory Framework?
Green Building Project
Framework - Dubai
Development of Green Building
specification system
International benchmarking and
development of technical
regulations to produce the new
regulatory framework

60. The Future – Sustainable Cities
Strata in London - UK
First residential development to
incorporate wind turbines
Acoustics consultancy & design with
structural and M&E design

61. The Future – Sustainable Cities?
Masdar – Abu Dhabi
World’s first city adhering to principles of
zero carbon, zero waste
Suite of energy and environmental
services

62. WSP Group SRL
17th Radu Voda Street
3rd Floor, District 4
040273
Bucharest
Romania Questions?
Tel. +40 (21) 539 33 60
E. neil.foster@wspgroup.com