RENEWABLE ENERGY: THE BEST LAID PLANS...

by Dr Claire Holman
cholman@pba.co.uk

Director of Environment and Sustainability for PBA, and newly-appointed core commissioner to the pioneering Olympics sustainability watchdog: Commission for a Sustainable London 2012.

The latest supplement to PPS1, Planning and Climate Change, builds on the ‘Merton rule’, in that it requires planning authorities to develop targets for renewable and low-carbon energy - with the caveat of where it is “feasible or viable”. It encourages planning authorities to require on-site or near-site renewable or low-carbon energy generation through the planning system.

While the supplement is well intentioned on the issue of energy, we favour of a more flexible approach in the interest of achieving longer-term sustainability.

Specifically, we have identified potential difficulties with on/near site generation, particularly for small sites seeking viable renewable alternatives. Small sites often generate insufficient demand for many of the sustainable energy alternatives to be viable. Biomass is often identified as being one economically achievable way of meeting renewables targets, but using biomass for combined heat and power on small residential schemes can cause problems because the heat generated by the plant cannot be used. It can even mean that a swimming pool is designed into the scheme to take the excess heat generated. In this case, it would be more logical to combine sites of different uses over a wider area, so that the energy and heat requirements can be better balanced, and more sustainable solutions identified, but this is often very challenging to achieve.

We are also beginning to see a number of developments integrating both biomass and gas boilers, so that the gas alternative can be used when biomass is not an efficient option. However, experience tells us that the relative convenience of gas is likely to result in the so-called better option being sidelined. What’s more, there is evidence of an emerging backlash against biomass boilers in London, due to air quality concerns. The drive to promote biomass solutions is also leading to transport and ecological issues and the depletion of other valuable natural resources worldwide as we try to grow biomass economically. For example, a recently commissioned biomass plant in South Wales is to use fuel from North America.

There is also a risk that having to plan now to meet the energy targets based on today’s technology will lead to the wrong long-term solution. A phased approach to delivering new energy technology may be more appropriate.

In parallel, the Department of Communities and Local Government believes that economic development – including more housing – is compatible with reducing carbon emissions and ensuring new developments are protected from the effects of climate change. We hope they are right. However, we suspect that while renewable energy remains expensive (for the near future), development costs will rise, impacting on the pace and quality of regeneration.

Quite simply, achieving the best sustainable solutions requires a flexible and varied approach that reflects local conditions. In our opinion, the guidance will force planning authorities to take energy issues more seriously, but compliance should not be pursued at the expense of the most appropriate long-term solution.

If you want to hear more about the way in which PPS1 applies to your own sites, we would be very happy to come and talk to you in more detail. Please contact Dr Claire Holman on 0117 928 1560 or email her at cholman@pba.co.uk to arrange an appointment.

View our Technical Notes on PPS1

CONTRACT JOURNAL- RANT

by Tim Allen, Partner
informbriefing@pba.co.uk

Why is the government so reluctant to commit time and money to professional skills training? There is an obvious skills shortage in our industry at present. This is evident in the Thames Gateway, for example, where development targets are threatening to slip back as the shortfall in skilled designers and builders becomes apparent.

The government’s unwillingness to recognise the level of skills training required is causing problems in all stages of development – and this is only going to get worse unless policy is quickly adjusted. For consultants, it is proving increasingly difficult to recruit those with the skill sets required to work on large-scale projects, and the procurement process is taking longer, as existing resources are stretched to the limit.

In project delivery meanwhile, there are simply not enough skilled contractors on the market. Those with the desired skills and experience are charging a premium for their wares, because they know supply is unable to meet demand. As a result, developments are proving more costly than estimated, and those developers who can’t afford to pay premium wages are being forced to delay delivery targets.

It is already evident that major housing projects in the Thames Gateway will struggle to meet delivery targets, especially as the Olympics, and its immoveable opening ceremony begins to take precedence. The Olympic project simply cannot slip its programme, so those in the Gateway suffer, as the industry pulls out all the stops and diverts resources to the Lea Valley to ensure 2012 is a success.

If the public sector continues to push its aggressive policies of complicated, time-consuming tender processes, we will see a situation whereby both consultants and contractors - those that house the skilled labour force - simply don’t want to waste time bidding for a project they may not win. The private sector will therefore continue to attract the skilled labour and public sector projects will struggle to get off the ground.

Unless government changes it policies and begins to commit time and resources to construction skills training, we will continue to battle against a resource shortage in all stages of developments. Large-scale regeneration, such as that planned for the Thames Gateway, will inevitably suffer as a result.

WE'VE GOT THE POWER

by Daryl Pope, Head of Energy Services
informbriefing@pba.co.uk

The need to link renewable energy with carbon offsetting as early as possible in the planning stages of individual regeneration projects signals a defined step change in our approach to energy.

Technical proficiency alone is no longer sufficient to achieve optimal energy efficiency. We now need to consider the entire life cycle of each development at concept and initial design stages of projects to assess potential energy use, utilities provision, transport infrastructure and waste streams.

The timing of this life cycle analysis is critical. We have new aspirations to reduce energy consumption and greenhouse gas emissions, and defined legislative targets. We therefore need new methodologies. Our building design models have evolved. So, too, should our planning and business models. Flexible processes for energy services integrated early in the planning stages of new developments enable us to adapt to and manage changing patterns of energy consumptions over time.

This approach is already in practice in many parts of Europe. Strategic plans, applied to urban extensions and larger scale new towns, ‘design in’ integrated heat and power solutions. Further legacy planning also considers water treatment and waste disposal.

Good planning also factors in continuous performance assessment. Regeneration products need to manage the procurement and integrated supply of available energy inputs to control costs and consumption levels throughout the lifespan of the project. Equally important is the need to make adjustments to include best-of-breed renewable and low carbon technologies as they come to market.

Consider also the delivery of zero-emissions communities, which are not considered to demonstrate ’additionality’. These are only likely to be achieved with the inclusion of appropriate carbon offset projects. Rather than attempt to deliver a high cost, low impact solution at the micro- and site-embedded technology level, regeneration projects should aim to develop a more efficient strategic route map which aligns low-carbon and renewable energy solutions with the overall plan. Only then can we achieve true sustainability.