Essay: Sustainability is not just about regulation

This paper will discuss ‘Sustainability is not just about regulation, for many large property owners it is becoming the norm’. The human race has not taken much care of our planet and polluted the water,  air, and land without any concern or regret. This irresponsible behaviour is causing nowadays one of the leading issues the humankind has to deal with apart from wars and injustice. Environmental awareness commences in late 1960. Since then various rules and guidance were developed. But the most important change was the Climate Change Act which was established in 2008 in Kyoto and had the aim to reduce this pollution globally. In this commitment, countries all over the world were obligated to restrictions regarding the greenhouse gas emission (GHG). Accordingly, building sector becomes focused as it is the largest contributor with 40% of UK GHG emissions and for 90% of all non-fuel mineral use (Gibbs and O’Neill, 2015). Therefore, the UK government decided to take action and committed to cut down pollution by establishing rules and legislation for example, in constructions and building (Legislation, 2008). However, a solely new way of architecture is not enough. Therefore, this paper will also examine building materials and their effect on the environment (Greenspec, 2017). Background and consequences are further explained in Section II.
However, it is not just the government, who sets the direction. There is also pressure from the society to be more aware and act by the environment. Nowadays, society is more and more involved in this process, but especially Millennials are distressed about this situation. Research shows that Millennials are influencing and shifting the demand for further innovations regarding environmental friendly working and living spaces (Nielsen, 2014). This claim of modern work style was also picked up by the large companies and implemented. Undoubtedly, on the one hand, it was the return on investment which was pointing positive for this change. On the other hand, companies realised that employees satisfaction contribute highly to the overall performance of the company and will ultimately benefit in the long term plan (MacNaughton, 2016). Nevertheless, another aspect apart from relocating into a green building is also the ability to manage the building in the right way. Consideration needs to be made of how to maintain a sustainable property, how to regulate it and how to operate it in the efficient and effective environmental friendly way. This paper will also discuss positive and negative aspects from the professional’s point of view (Gibbs and O’Neill, 2015).
Sustainability becomes a norm
Background
During the Industrial Revolution the level of pollution increased rapidly (Appendix A) (HM Government, 2009). The increase in global population and the desire for a higher living standard raised the energy consumption dramatically worldwide. Fossil generates most of our energy. To
Source: casalpuna.org gain this energy, those fossil fuels such as oil, coal and natural gases need to be burned. This process results in pollutant gases. Different gases cause various kind of damage. Gases such as SO2 (sulfur dioxide) and NOx (nitric oxide) are creating acid rain and smog when they fuse with water and air. Consequences of acid rain and smog are horrific and a source of adverse health effects. These can cause regional problems. However, the most predominant gas, known as CO2 (carbon dioxide) is knowingly proven to be the reason for global warming. The release of CO2 through combustion of fossil fuels into the atmosphere traps the solar heat. The average temperature of Earth’s surface is around -18 °C, but due to the GHG, the heat is captured and increases the temperature to 15 °C (also called greenhouse effect). The total global energy production by combusting fossil fuel lies at 87%, with 38% oil, 28% coal and 21% natural gases (Appendix B). Consequences include extreme weather events such as drought, floods, hurricanes, the spread of diseases and migration of people. The idea of taking the
Source: carbonbrief.com green approach in building and construction appeared in the middle of the 19th century were the environment, resources use, wastage and energy started becoming more important. Environmental awareness was brought to life and rules, and legislation was formed (Bose, 2010).
Sustainability vs Green
Sustainability and green are not synonyms as is used by most people. Both terms have been continuously adjusted and defined. Doan (2017) characterise green as “providing people with healthy, applicable, efficient space and harmonious natural architecture with the maximum savings on resources (energy, land, water, materials), protection for the environment and reduced pollution throughout its whole lifecycle”. This term is used for the area of techniques, construction, and strategies. Whereas sustainability is described as “sustainable development is a development which meets the needs of the present without compromising the ability of future generations to meet their own needs”. This term is build up from four main pillars which can be seen in the model below. It includes environment (ENV) = green (GRE), social (SOC), economic (ECO), and institutional issues (INS). The empty columns on the left of the module with the question marks indicate that there will be more aspects included in the element of sustainability in the future (Doan, 2017). However,
Source: siencedirect.com for this report, both terms will be used as a synonym as the focus lies on the overall question of building sustainability.
UK legislation
In 2008 the Climate Change Act was created to establish regulations and laws with the aim to lower the carbon emission. Hence, UK committed to an international agreement which requires lowering Greenhouse Gas by the year 2050 of at least 80% lower than in 1990 (Legislation, 2008).
To achieve this target, the Labour Government introduces the Low Carbon Transition Plan which encourages, for example, the production and usage of renewable electricity, capture and store sources for long-term use or invests into construction to generate the production of renewable construction materials for using in innovative insulation. Statistics show that the workplaces form 20% of greenhouse gas emission. Therefore, every sector including power and heavy industry, transport, homes, workplace, and farms need to reduce their GHG emission (Appendix C) (HM Government, 2009).
The diagram on the right displays the ‘what if scenario’. At the moment the GHG figure lies around 40 GtCO2. The dark blue line indicates the case if we follow up the plan of reducing emission. It shows that by 2050 the emission will fall by 50% to a low of 20 GtCO2. However, the turquoise line indicates the case if no changes will be made. Consequences would increase GHG to a high
Source: gov.co.ukof 75-80 GtCO2 in 2050. With this in mind, UK government stimulated green building and created a niche in building and construction sectors as it is examined that the building industry devours around 50% of the Earth’s non-renewable resources including world’s wood, fresh water, and energy supply (Al-Hassan, 2009). Therefore, different regulations and codes became vital such as Code for Sustainable Homes (CSH). These codes are mandatory and explain for example that private new-build dwellings require having a rating of minimum level 3 (Appendix D) (UK Government, 2010). Indeed, the government introduced different legislations and certifications which a building needs to display such as for larger properties the Display Energy Certificate (DEC) / Energy Performance Certificate (EPC). This certificate demonstrates the energy efficiency of the entire building. Rating is given from A+ to G. A+ is the most environmental friendly with a low emission of carbon dioxide and fuel costs. This certificate is, for example, compulsory to present to potential future tenants. Statistic of Energy Performance of Buildings of non-domestic properties shows an increase of EPC by 6% in the first quarter (Q1) of 2017 compared with last years same period. Data from a period of Q1 2008 – Q4 2015 will be taken for comparison reasons (Appendix E). The trend indicates that more companies are going towards a green economy (Department for Community and Local Government, 2017).
There are different rating appraisals in the world to assess a green building. The most known rating scheme is BREEAM (Building Research Establishment Assessment Method) that was launched in the UK in 1990. Over 75 countries are adapting to BREEAM assessment system but mainly operating (80%) in the European market and recently expanded into the US market. Even though BREEAM could asses building by the four pillar as mentioned above, it is focused on the sub-categories showing below. Up to date, BREEAM registered over 2,226,420 buildings and handed out 562,643 certificates (BREEAM, 2017). The second most known are LEED (Leadership in Energy and Environmental Design) based on the US Green Building Council assessment system. Even though it was launched after BREEAM,
Source: bream.com LEED is acknowledged as the most widely accepted rating system focusing on Sustainable Sites, Water Efficiency, Energy and Atmosphere, Material and Resources, and Indoor Environment Quality divisions (Doan, 2017).
Benefits of sustainability
Why going green and who is more likely to invest in it?
More and more companies experiencing the pressure from the government but also from consumers and employees to embrace a green approach and being environmentally friendly. These urges firms to invest in relocating their offices into newer properties, upgrade their equipment by installing energy efficient lighting or using smart power meters. These requirements push up the demand for eco-friendly properties. In 2015, over 425,000 buildings regarding the BREEAM rating system were completed for this purpose. However, apart from the pressure by government and society, those businesses are also interested in cost-efficiency which reflects overall lower operational costs (Aldermore, 2015). An example of benefiting from relocating is the Co-operative Group in 2014 to their HQ in Manchester. Apart from being awarded receiving the highest BREEAM score ever with outstanding, they also reduced their carbon emission by 80% and halved the usage of energy. The environmental features include recycling rainwater, using greywater for irrigation and toilet flushing but also natural cooling, heating, and lighting system across the building
Source: breeam.com (BREEAM, 2013) (Appendix F). This example shows that large companies emphasise their environmental awareness by relocating into a green building by playing a pioneering role.
Additionally, studies show that women are more likely to invest if a sustainability path appears than men. Institute of Sustainable Investing (ISI) shows from their survey with 1000 people that 45% of investors see sustainable companies as more innovative and 30% of investors link it to an attraction of more talented and skilled employees. Only 10% thought the other way around. Moreover, 72% of investors associate higher profitability and increase in long-term investment if it is a certified building. Furthermore, the survey of ISI shows that 84% of Millennial investors are sustainable approach focused and motivated (Morgan, 2015). The Nielsen Company (2014) show that Millennials engage more with socially responsible companies and would pay more, for products if a company acts in an environmentally friendly way. Millennials drive the demand which will have a significant impact on sustainable investment in future trends among others the building sector. The movement of going green creates many different opportunities as well as for developers but also for investors. Concerns over climate change and global warming focused the attention on developing new environmental technologies towards greener approaches of buildings to lower the greenhouse gas emissions. Consequently, properties which do not meet these criteria are more likely to stay vacant. In order to encourage more companies to follow a green approach, the government introduced a variety of reliefs, business schemes and reduced taxes for companies who follow this path (Nielsen, 2014).
Employee performance
Even though there are many different rating schemes such as BREEAM or LEED which evaluate different factors of a green building such as energy or pollution, the part of employee performance is not directly addressed. The element of health and wellbeing is included, nevertheless, it does not address the performance. Therefore, it is relatively important for occupants to know if employee performance is in correlation with the sustainability of a property. Studies show that going green reduces overall costs. However, from the point of view of a building owner and occupier, it is essential to research if it is due to the reduction of operational costs by building in a more conscious way or due to raising of employee performance by being more satisfied and healthier at their workplace. Singh (2010) researched that by improving indoor environmental quality (IEQ) employee’s absenteeism and health issues such as asthma, stress, and depression reduced. This could have been associated with a better employee performance overall. Nevertheless, another study by Thatcher and Milner (2016) indicate an inconsistency of correlation between IEQ with employee performance due to weak and small data samples containing different assessments criteria. These caused a mixed and complicated analysis of clarification if green buildings do impact employee performance. Moreover, they could not state a significant progress regarding job satisfaction, mental wellbeing or tendency to stay in an organisation but could determine positive aspects of physical well-being. However, MacNaughton et all (2016) proved in his study that IEQ is important in order to improve performance. Different factors such as ventilation, thermal comfort or lighting system can have a positive or negative influence which will result in the daily efficiency and effectiveness. In this study, some participants were relocated to green buildings and some were located in conventional buildings. Assessments were conducted via surveys, cognitive ability tests, sleep level but also through a biometric watch to monitor the health. Results indicate that participants in certified green buildings received a higher total score in cognitive tests, had a better environmental perception and a lower sensitivity to sick symptoms than participants working in a conventional office building. This proves that going green benefit employee performance which will improve the total outcome of the company in operational and financial direction. However, the new lifestyle also includes being more active (Case, 2017). Companies adjusted to this thinking and providing bikes, bikes spaces and lockers in order to encourage employees to cycle to work rather drive or taking the public transport. Moreover, companies installing showers and corporate office gym are within the building for inspiration purposes (JLL, 2017).
Building Material and professional opinion
The production of concrete is one of the factors which cause CO2 emission. The diagram below indicates CO2 production by different sectors. The completion of cement generates 4% of the worldwide total CO2 emission. It is listed as the third highest human-made CO2 production, coming after power generation and transport. In order to gain 1 tonne of cement, we produce 780 kg of  CO2 which is created twice during the production process. In the first place when burning the fossil fuel and also during the thermal decomposition (Appendix F). The UK
Source: greenspec.co.uk concrete industry committed in 2008 to reduce the gas emission and established a strategic plan. This plan includes developing new technologies, setting targets for sustainable production, setting industry boundaries and providing transparent and reliable information. Although, Portland cement is the most common, there are substitutes for cement. An example would be the Pulverised Fuel Ash, which is a by-product of the coal-burning power station. However, as those power stations are phased out, this product will not be available soon anymore. Another example would be silica fume which is a by-product of manufacturing silicon. Nonetheless, all those products are not real substitutes for the ordinary Portland cement but have to be mixed partially with it. Even though those are still a constituent of cement, the usage of it can increase the recycling factor and reduce therefore CO2 and also the wastage of other manufacturing industries (Greenspec, 2017).
However, Gibbs and O’Neill (2015) conducted research on people being closely involved with building and construction. Their survey included participants such as architects, consultants or builders and indicated a negative sense towards the CSH, clients, and developers. Findings show fails to direct how to behave in a sustainable building as just to build it is not enough. Equally important is it to know how to use the building and to let it work in the most effective and efficient way. Lack of this knowledge could create an opposite effect including making a loss.
Conclusion
To sum up,  human beings finally started to understand the importance of taking care of the planet earth. Many different laws, regulations, and legislation were established to encourage and facilitate this behaviour by acting, building and constructing in a more environmental and innovative way. These created an opportunity for designing high-performing buildings and IT equipment which cause a reduction of GHG. There was also a new niche in the market for the construction and development sector which developed and pushed thereby the progress of new technology and innovative architectures and structures. The understanding of benefits for both, developers and occupants shifted the niche market into the mainstream status and led the building sector into an environmental consciousness way which benefited financially and operationally to this industry. Studies illustrated that companies which occupied certified buildings find their employees being more productive, healthier and showing less sick or absenteeism. It was also stated that employees nowadays prefer and strive to be hired by a company which is acting in an environmentally positive manner. First, requirements for going green are being pushed by government and businesses realise the return on investment is also affected by employees satisfaction. In the same way, Millennials, who have this new lifestyle including environmental awareness, do influence the trends and insistence, shifted thus the demand for certified buildings. Assessments indicate a much lower GHG emission in 2012 than 20 years ago (Appendix H) (UK Government, 2013). Studies show that the CO2 emission in the UK already fallen by 21 % below the level in 1990. That is nearly double the amount which was agreed in Kyoto. Furthermore, more than 800,000 employees work in low carbon businesses (HM Government, 2009). All things considered, the statement that sustainability is not just regulation but is becoming a norm can be confirmed.