ashford zed€¦ · it is intended that this report should be printed ... the following have been...

Ashford ZED

ENVIRONMENTAL SUSTAINABILITY REVIEW

September 2005

Note:

It is intended that this report should be printed

double sided on recycled paper with a low Chlorine

content

316th September 2005 117661\r10a Ashford ZED

• Introduction

• Building energy

• Water resources

• Eco-Homes

• Benchmarked against Ashford Zed draft LDF

ENVIRONMENTAL MISSION STATEMENTTo achieve Zero-carbon emission, minimum-environmental-impact buildings that are attractive, comfortable

and cost-effective, through a combination of designing for inherently low-energy demand, with energy-

efficient minimum systems, coupling to renewable energy sourcing.


1.0 INTRODUCTION

This document has been prepared toprovide support to the outline planningapplication. It identifies environmentalsustainability targets and reviews thecurrent thinking for how they will beachieved. The aim is to demonstrate thatthe Applicant understands what is likelyto be necessary to deliver these targetsby describing the range of measures thatwill be considered during detailed designstage for implementation in thecompleted development.

Ashford ZED proposes to achieve an exemplar

environmental performance by delivering a standard

that exceeds the EcoHomes 'Excellent' best practice

and responds to the high aspirations set by Ashford's

Local Development Framework 'Core Strategy

Preferred Options'. Key to this approach is quantifying

the standards to be delivered. In addition the Ashford

draft LDF identifies the need to pilot a carbon neutral

development in partnership with the private sector.

Ashford ZED seeks to become this exemplar.

The following have been set as Ashford ZED Primary

Environmental Targets:

In addition, the feasibility of various other

targets,whose delivery is dependant on partnership

with third parties, will be considered during the detailed

design stage. These include:

a. 45% domestic waste reduction (Standard 3 of

draft LDF)

b. Materials: 20% recycled/75% FSC timber/50% 'A'

Rated (Standard 2 of Draft LDF)

Whereas the proposed environmental targets may be

deemed appropriate as planning conditions or for

reserved matters, the choice of which detailed

implementation measures will be used to achieve

these targets will be subject to on-going technical and

commercial testing during the development's detailed

design stage. Not all the measures will be needed to

achieve the targets. Some measures may be subject

to amendment in their detail once more technical,

contractual and commercial information is available

from specialist suppliers.

The aim is to build on, and learn from the experiences

of previous leading edge sustainability projects. This

feedback is to be integrated into this project. There is

considerable evidence that innovative systems fail to

deliver their full potential because those in the

construction industry and facilities management are

unfamiliar with operating them. Consequently specialist

third parties are likely to form a key part of the

procurement and delivery strategy. These include a

licensed water utility with the skills necessary to

operate a specialist on-site water treatment facility and

hold water quality public liability responsibilities,

likewise an Energy Supply Co (ESCo) for the on-site

renewable energy plant.

The document goes on to describe in overview the

way in which it is proposed to implement the Ashford

ZED, and the likely effect on the development as a

whole. A key aspect of the design approach is that the

ZED principle runs throughout the design, from the

fundamental massing of the site, and the design of the

facades, to the specification of lighting and sanitary

fittings. Only by this holistic approach can the

development's demand for water and energy be

reduced to a point where this demand may be

effectively met on site by renewable means.

1. Carbon neutral buildings (Standard 4 for year

2020, ref: draft LDF)

2. 65% potable water reduction (Standard 3

for year 2018, ref: draft LDF)

3. Exceed Eco-Homes 'Excellent' (Standard 2

for year 2010, ref: draft LDF)


2.1 Background

Energy is essential for all life on

our planet Earth, the sun being

the life-giving source. The high-

grade energy received from the

sun then goes through a natural

series of reuses, steadily de-

grading to the point where it is

eventually transmitted as low-

grade heat radiation back into

outer space. There has to be an equilibrium between

the energy received by Earth from the sun and what it

loses via its atmosphere to space. Man has discovered

the energy potential of fossil materials buried deep in

the earth, thereby releasing large quantities of CO2 into

the atmosphere.

The amount of CO2 in the atmosphere has been

increasing since the Industrial Revolution, but the rate

of increase has risen sharply in the 20th Century. This

has resulted in the greenhouse effect, whereby the

additional CO2 increases the insulation of the

atmosphere, reducing heat loss to space, and

increasing global temperatures.

We are beginning to turn our attentions to

understanding the process of how best to tap into the

Earth's natural renewable energy cycles so as

eventually to allow us to eliminate our dependence on

fossil fuels. All renewable energies originate one way or

another from the sun. Some can be harnessed directly,

but most come from a multitude of indirect sun effects,

including diurnal temperature swings, air movement

and wind, bio-fuels, the water-cycle and tides. To

harness these needs an increasing emphasis on

reducing energy demand, and developing techniques

for exploiting the more plentiful lower-grade renewables

as well as reducing the extent to which we depend

upon high-grade energy, electricity, for example.

There are a large number

of environmental impact

issues related to energy

sourcing, their by-products

and disposal, however the

most immediate concern is

related to the unlocking of

carbon from the Earth's crust and its emission to

collect in our atmosphere. This is directly related to

man's fossil fuel use. The Royal Commission for

Environmental Pollution's recommendation is for a 60%

reduction in fossil fuel by the year 2050 and 80%

reduction by the year 2100. Even this scenario accepts

that there will be significant global temperature rises

before conditions stabilise.

Buildings are directly responsible for a large proportion

of UK carbon emissions, something of the order of

50%. Added to this are the indirect effects related to

servicing building consumables and the need to travel

to and from the building. With the related transport

carbon emissions, buildings are by far the single most

significant effect on global warming. Compared with

building anew, the ability to upgrade existing building

energy performance is relatively difficult and costly.

Consequently the increasing trend will be to focus on

new buildings to contribute to the targeted reductions

needed in carbon emissions.

2.0 BUILDING ENERGY

Atmospheric carbondioxide, water and sunlight

Carbonreleased backinto theatmosphere

Converted intonew plantmaterialthroughphotosynthesis

The carbon cycle

8 Ashford ZED 117661\r10a 16th September 2005

2.0 BUILDING ENERGY

2.2 Zero (fossil) Energy Development

With buildings emitting half of the UK's carbon

dioxide, Ashford ZED seeks to demonstrate how

buildings can cost effectively become carbon neutral

in operation. Given that new buildings are largely

adding to the UK's building stock, against a UK policy

to achieve 60% carbon emission reductions nationally

well within the life of these new buildings, it is

particularly important for new developments to

consider a step change in the environmental impact.

This development aims to be a market leader by

applying new and emerging technologies.

Eliminating carbon emissions is dependant on the

combination of; reducing energy needs, and

harnessing renewable energy sources. First priority is

reducing energy needs, before consideration of

renewable energy systems, because the former can

typically cost as little as one tenth the costs of the

latter. Of particular importance is reducing electrical

energy demand because this has about 250% more

carbon emissions and the cost of renewable electricity

systems are the most costly.

The graph to the left indicates this target in

comparison to the requirements for building

regulations1 and Ecohomes ‘Excellent’2.

1 Building Regulations energy use considers primarily the building

envelope and associated subsystems. It does not include most

of the occupants’ appliances.

2 Ecohomes ‘Excellent’ does not require a specific level of carbon

emissions. The level indictated is based on an assessment of a

level that would typically be consistent with achieving ‘Excellent’.

Residential Carbon Emission Benchmarks

0

5

10

15

20

25

30

35

40

45

50

2002 BuildingRegulations1

2005 BuildingRegulations1

EcohomesExcellent2

ZED Standard

kg C

O2/

m2

Eden Centre ©Arup

Harrow ZED

BedZED ©Arup


2.0 BUILDING ENERGY

2.3 Energy Reduction Measures Highly-insulatedfaçades - walls andwindows

Leads to a reduction in space heating load, and therefore reduces the heating peak associated withcold weather so producing a more constant heat demand profile.

Air-tight buildingenvelope to minimiseuncontrolledinfiltration

Uncontrolled air leakage through cracks and joints in the building envelope contribute significantly towinter heating demands. Building envelope air-tightness can therefore make a significant contribution tocutting infiltration, and reducing space heating requirement.

Exposed thermalmass

The building thermal mass operates in two important and complementary ways. Firstly, during winter itabsorbs room daytime and evening heat-gains to then re-emit them into the room at night. Thisreduces the early morning boost heating capacity needed and provides heat recovery. Secondly, insummer it provides a passive cooling ability whereby daytime heat-gains are absorbed to be thenremoved at night using cooler natural ventilation. This avoids the need for air-conditioning as well asprovides future-proofing against climate change.

Low-energy lightsand appliances

Grade ‘A’ appliances are provided to minimise energy use and hot water demand. Low-energy lightingis used throughout. External lighting is designed to minimise light pollution.

Supply and extractventilation with heatrecovery

All dwellings will be naturally ventilated with opening windows. Background supply and extractventilation with heat recovery provides a high quality internal environment in winter, when windowswould normally be closed, whilst recovering heat from the exhaust air, and reducing heating load.Use of wind-driven ventilation cowls compete with integral heat recovery to serve a proportion of thedevelopment will be explored with the aim of minimising fan energy associated with the ventilationsystems.

Natural ventilation incommercial units

In commercial units, natural ventilation has been shown to be the optimum mode for minimal energyconsumption. Mechanical cooling will only be provided in areas where internal gains require it. The façadeand building massing will be used to avoid mechanical cooling due to solar gain.

South-facingwindows tomaximise solar gain

Passive solar gain in winter can make a significant contribution to winter heating, as well as enhancingthe internal environment

100% solar shadingin commercial units

Solar shading for commercial unit will be designed with the aim of achieving zero direct solar gainduring the cooling season, but good daylighting to provide a good quality internal environment, and thepotential for lighting energy savings.

Daylight optimisation

Low Energy Apartments, Berlin ©Arup


2.0 BUILDING ENERGY

2.4 Renewable TechnologiesA full range of renewable energy technologies have

been considered to meet the zero carbon target,

as summarised below. The proposed mix employs

the most cost-effective technologies while

providing an important visual component for

developing public awareness.

Technology Theory Implementation

Biofuel CHP

Use of biomass (generally in the form of wood chip) as a fuel for CHP, whilst resultingin local emission of CO2, is net carbon neutral as the CO2 emitted by thecombustion process is equal to that sequestered during the life-cycle of the treesused to produce the wood. Fossil fuels are consumed harvesting and transportingthe fuel, but studies have shown this to be only around 1/20 of the carbonemissions of conventional plant.A gasification process is used to extract woodgas from woodchips, which is thenused to power gas-fired CHP plant. The waste product from the gasification processis charcoal, which may be sold commercially.CHP is applied most effectively to high density mixed use developments, such asAshford ZED, where there is a high load requirement in a relatively small geographicalarea. Mixed use ensures a well distributed load profile, both through the day, andthrough the year, with absorption cooling in summer.

A 1.25MW biofuel CHP plant is proposed to be installed in an Energy Centre, andaccessible to the proposed College as a demonstrator for the renewable energy coursesplanned for the College.Biomass can come from a variety of sources including urban tree waste, woodlandhusbandry, and agriculture crops. The aim is to ensure that income spent on energy isrecycled back into local community increased prosperity, providing income and employmentin the efuel supply chain instread of disappearing as foreign exchange.It is proposed that the plant would be owned and operated by an ESCO, hence bringing incommercial experience of the energy generation and distribution market, and offering theclient a means of controlling cost and risk associated with the installation.A district heating system will provide heat to all commercial and domestic units on the site.Where cooling is required, this will be provided by absorption chillers, using the districtheating system as the source. This will be coupled with wet cooling towers for heatrejection to operate effectively.

Urban Wind

Whether stand-alone or integrated into buildings, in the right circumstances windturbines offer a cost-effective means of generating on-site renewable electricity.Turbine output is proportional to the cube of the wind speed, and as such is highlysensitive to the local wind environment.

Wind turbines are proposed on the site. The height of the installations relative to thesurrounding area will ensure that the turbines benefit from the best wind resource available.There is an increasing range of turbines becoming available. those currently commerciallyavailable tend to be horizontal axis types, but during this project it is hoped that vertical axistype may become an option.

Photovoltaic

Cells

Photovoltaic cells generate electricity from sunlight. They utilise solid-statesemiconductor technology, and as a result are very long-lived. The technology isexpensive in terms of the savings in Carbon Emissions, although higher volume salesand improvements in the technology is bringing the price down gradually.

Photovoltaic cells offer an opportunity to express visually a building's low carbon credentialsin an aesthetically acceptable way. An installation of photovoltaics integrated into thearchitectural design of the southerly façade of the main tower will make a contribution to thecarbon neutrality, as well as making a positive contribution to the architectural aesthetic.


2.0 BUILDING ENERGY

Wind turbine ©XCO2 Ecological Water Treatment ©Arup Woodchip Converting bio-mass into woodchip

Growing bio-mass ©CHPA Electric Vehicles G8 Solar Showcase Pavillion ©Arup


2.0 BUILDING ENERGY

2.5 ImplementationFor a high-density scheme like Ashford ZED, our

research has identified the most cost-effective

renewable energy generation to be bio-fuelled CHP

providing both its electricity and heat. Large-scale

development-sized bio-CHP plant has recently

become available, and with it a 25% reduction in cost

per KW capacity. This plant is available in limited sizes

so in due course there will be optimisation analysis of

building fabric & systems performance against the

preferred sizing options. Overall the target is to reduce

peak energy demand by the order of 50% and thereby

allow the central plant to be about halved compared

with conventional plant capacity.

A bio-CHP is likely to be about 1.25MWe capacity. The

CHP cost optimum is normally when the building's

annual heat demand profile is relatively flat (ie small

winter heating peak) and is closely related to electricity

demand profiles. To minimise other mechanical plant

needs the aim is to match the building peak heat

demand to the heat available from this sized machine.

To achieve carbon neutrality in a cost-effective and

efficient way, the design and specification of the

buildings and systems as a whole will need to react to

the need for demand reduction. More detailed work

will be required to assess in detail the optimum cost

specification of building fabric, services and other

items required to achieve carbon neutrality. As a

preliminary assessment this relates to performance of:

2.5.1 Building fabric (All Areas)

• Wall / roof / ground U-value maximum ~0.1

W/m²K (typically 300mm mineral fibre)

• Windows U-value maximum ~1.25 W/m²K,

(combined glass & frames)

• Window area maximum 10% of total envelope

area (including ground / over carparks)

• Envelope area overall maximum ~ 0.75m² per m²

floor area

• Envelope air-tightness maximum ~ 3 air-changes

at test leakage pressure of 50Pa

2.5.2 Residential

• Opening windows for purge ventilation to all living

areas & bedrooms in accordance with Building

Regulations Part F

• Minimum 1m² of room exposed thermal mass (walls

& ceilings) per m² of floor area in perimeter rooms

• Windows that can be securely locked in a 50mm

open position for summer secure night-time

ventilation

• Good daylight sky-view angle for all living rooms &

bedrooms ( minimum ~ 90° horizontally angle x

90° vertically or equivalent)

• Grade 'A' low-energy domestic appliances

• High-performance non-power showers

• Mechanical supply and extract background

ventilation with heat recovery. Wind driven

ventilation with heat recovery where feasible to

reduce fan power

• Oversized domestic hot water cylinders with

trickle recharge (instead of 12kW conventional

boiler capacity)

• M&E core within 6m of hot water outlets (limit

dead legs & avoid pumped circuit)

• Underfloor heating to perimeter rooms

(screeded floors)

HarrowZED


2.0 BUILDING ENERGY

2.5.3 Commercial

• Natural ventilation available for at least 75% of

commercial area

• 100% shading of direct solar for office type spaces

• Minimum 2.5% daylight factor in perimeter spaces

• Maximum 25% glazing (of internal wall face) for

sun-exposed façades of office type spaces

• Generally passive cooling for commercial areas (1m²

room exposed thermal mass per m² of floor area)

• Windows that can be securely locked in a

50mm open position for summer secure night-

time ventilation

• Mixed-mode systems (natural ventilation with

mechanical backup) for areas where internal heat

gains are too high for natural ventilation alone

• Absorption chillers powered by CHP heat for

restricted peak areas

2.5.4 Other Areas

• Natural ventilation throughout car parking

2.5.5 General

• Fan-power maximum 1W/litre of air supplied

• Hot water heating (no electric heating)

• Low-energy lighting fittings throughout (also

avoid LV lights)

• Low-energy technology for on-site water treatment

• Low-energy external lighting and design to avoid

light pollution

2.5.6 Renewable Energy Systems

• A central 'Energy centre' serving both sites

containing bio-CHP plant, woodchip daily store

with lorry access, transformers, with flues to

above the top building storey and rooftop heat

rejection plant

• Building integrated wind turbines on towers

• Photovoltaic cells on south façade of main tower

• Private-wire site-wide electrical distribution from

the CHP location

• Heating pipework distribution to all buildings from

CHP location

Waste wood bio-mass ©Arup

Bio-CHP ©Arup


HARNESSING AMBIENT ENERGY


HARNESSING CARBON NEUTRAL RENEWABLE ENERGY

Highly insulated = 0.1 W/m²KGlazing orientation = mostlly southWindows = triple glazedAirtightness = 2 ac/hr @ 50PaSunspace = double glazed to inside and out


3.1 BackgroundFor southeast England the future availability of potable

water is of growing concern. Summer rainfall is

expected to reduce between 35-50% over the next 50

years, yet the number of homes and individual demand

is rising, and water sources are already fully exploited

and stretched. The adjacent Thames Valley is already

regarded at one of the most intensively managed

water basins in the world with some 40% of the rainfall

captured and delivered for use. The Ashford area in

particular has been identified by the EA as having a

highly stressed water treatment infrastructure, which

has minimal scope for additional capacity.

3.2 Strategy OverviewA comprehensive water resource strategy has two

distinct elements:

Mains Water Supply: our strategy aims to minimise

mains water consumption, both to reduce the loading

on the local water distribution infrastructure, cut down

use of an increasingly valuable resource, and also to

reduce the development's overall carbon footprint (as

there are indirect carbon emissions associated with the

treatment and distribution of mains water.

Water Treatment: our strategy is to maximise on-site

waste water treatment, again to minimise loading on

the local infrastructure, but also because the cleaned

water produced from on-site treatment can be

recycled for non-potable uses, which in turn further

reduces mains water demand.

100% site water autonomy (draft LDF standard 4) has

been considered. This is dependant on a certain

amount of ground-water extraction and third-party

water utility being prepared to warrant the potable

quality of on-site water treatment. These are

commitments that Ashford ZED is not able to make at

this time. The collection of rainwater has also been

considered, however, the enormous size and cost of

tanks for sharing water sufficient for supply throughout

summer are prohibitive.

3.3 TargetWater supply: reduce potable water demand by 65%

Foul water: 100% on-site treatment using an

ecological water treatment plant. Cleaned water

discharged to drain if not required on site

3.0 WATER RESOURCE

Overall water demand reduced to 65% of conventional

Potable water usesreduced by 35%- shower/bath- sink- domestic appliances

Grey/blackwater discharge

On-site ecological water treatment

- Landscape irrigation- Cooling water- Any remainder to drain

50% green water recycled for non-potable uses

Mains water demand 35%of conventional

Non-potable uses- toilet- irrigation

Ecological water treatment plant


The water supply strategy for Ashford ZED involves

reducing the need for potable water by about a third,

and then reducing by another third by using recycled

water for selected non-potable water demands.

All waste water will be treated on site using an

ecological water treatment system, resulting in zero

foul discharge. The cleaned ‘green’ water will be used

on site wherever possible, with the remainder

discharged to drain.

3.4 StrategyOn-site foul water treatment and recycling is proposed.

This is proposed instead of rainwater recycling due to

building water demand peaks not matching rainfall

availability and the associated need for costly large

storage tanks. The latter would need to be

substantially oversized to anticipate climate-change

effects, and in any case would not be suitable for

reducing peak rainwater run-off (SuDS). As large scale

water recycling is subject to considerable water quality

public liabilities, it is anticipated that the system would

be adopted by a Utility.

A comprehensive Sustainable Drainage Systems

(SuDS) is proposed. This includes 'green roofs' being

provided throughout as valuable bio-diversity and peak

rainwater run-off attenuation effects, as well as

stormwater-attenuating permeable surfaces throughout.

3.5 ImplementationThe implementation stragety will be developed further as

the design develops, but is likely to feature the following:

Demand reduction:

• Low-flow fittings (dual-flush low-demand WCs,

spray taps, high-performance non-power

showers, etc.)

3.0 WATER RESOURCE

Ecological water treatment ©Arup

©Arup

Living Machine


• Grade 'A' water demand white goods

• Dynamic flow regulators on water outlets

• Indigenous landscaping plant species chosen

because they are drought resistant and avoid

irrigation needs

• Reduced infrastructure contribution costs due to

reduced water demand

Recycled water:

• A second 'green' recycled water supply separately

piped supply to each dwelling and occupied unit

for non-potable uses (WCs and irrigation)

• Central ecological water treatment plant receiving

foul water from across the site producing a

cleaned recycled daily water supply

• Water treatment plant managed and operated by

specialist water Utility (outsourced)

• Specialist water Utility also acts as on-site utility

for potable water delivery

• Reduced offsite infrastructure contribution due to

on-site water treatment

3.6 Surface Water StrategyThe surface water strategy is described in detail in the

Environmental Statement.

On-site foul water treatment & recycling is proposed

rather than rainwater recycling due to building water

demand peaks not matching rainfall availability and

the associated need for costly and very substantial

storage tanks.

A comprehensive Sustainable Drainage Systems

(SuDS) is proposed. This includes 'Green roofs'

provided throughout as a valuable bio-diversity and

peak rainwater run-off attenuation effects as well as

stormwater attenuating permeable surfaces

throughout. The wider landscape design is also to

include storm water attenuation features.

3.0 WATER RESOURCE

©Arup


ECOLOGICAL WATER TREATMENT SYSTEM


BRE's EcoHomes design assessment tool is the

industry standard for defining environmental

sustainability for housing, with its 'Excellent' rating

being best practice. As the Ashford draft LDF identifies,

to achieve the UK's longer term environmental policy

targets, a much higher standard than this will be

required, particularly for new-build developments.

Ashford ZED seeks to respond to these longer term

policies and to demonstrate for the first time that this

can be done as part of a commercial development.

Thus its carbon and water use sets particularly

challenging targets, with the carbon emissions in

particular far exceeding that anticipated by EcoHomes

such that arguably it does not give full credit for the

carbon neutrality proposed.

Nonetheless for verifying the development achieves a

very high overall environmental sustainability standard,

Ashford ZED intends to use the EcoHomes assessment

method and exceed its 'Excellent' rating as the means

to demonstrate this. This table gives a provisional

indication of where the development is expecting to

achieve the credits necessary to exceed 'Excellent'. In

line with the EcoHomes requirements, it is only after

completion of detailed design and construction

contract documentation that the necessary information

will be available for the formal EcoHomes verification.

4.0 ECOHOMES

EcoHomes 2005 Prediction Checklist (provisional)

BRE code Issue (Points available) Ashford ZED target

Ene1 CO2 (10.71) 10.71

Ene2 Building envelope performance (5.36) 5.36

Ene3 Drying space (1.07) 1.07

Ene4 Eco-labelled white goods (2.14) 2.14

Ene5 External lighting (2.14) 2.14

Tra1 Public transport (2.14) 2.14

Tra2 Cycle storage (2.14) 1.07

Tra3 Local amenities (3.21) 3.21

Tra4 Home office (1.07) 1.07

Pol1 HCFC emissions (2.14) 2.14

Pol2 NOX emissions (6.43) 3.2

Pol3 Reduction of surface runoff (4.28) 4.28

Pol4 Zero Emission Energy Source (2.14) 2.14

Mat1 Timber: Basic building materials (2.90) 1.45

Mat2 Timber: Finishing elements (1.45) 0.72

Mat3 Recyclable materials (2.90) 2.9

Mat4 Environmental impact of material (7.73) 3.85


4.0 ECOHOMES

EcoHomes 2005 Prediction Checklist (provisional)

BRE code Issue (Points available) Ashford ZED target

Wat1 Internal water use (8.33) 8.33

Wat2 External water use (1.67) 1.67

Eco1 Ecological value of site (1.67) 0

Eco2 Ecological enhancement (1.67) 1.67

Eco3 Protection of ecological features (1.67) 1.67

Eco4 Change of ecological value of site (6.67) 3.23

Eco5 Building footprint (3.33) 3.33

Hea1 Daylight (5.64) 1.88

Hea2 Sound insulation (7.52) 3.76

Hea3 Private space (1.88) 0

Total (100) 75.13

1.Pass 36%, Good 48%, Very Good 60%, Excellent 70%

2.Eco-Homes is BRE copyright

3.The above provides a rough estimate of the score. Certified Eco-Homes assessment is only provided by

licensed assessors using fully completed Developer Sheets


Ashford Borough Council's draft Local Development

Framework includes 'Core Strategy Preferred Options'

that list various key aspects of environmental

sustainability that it would like to see delivered with the

assistance of the planning system. It identifies

EcoHomes as the preferred assessment method, but

notes that because EcoHomes is based on an

aggregated assessment, it can allow a relatively poor

performance in one aspect to be hidden by meeting

other standards, within the overall rating. While this

becomes more difficult to do as the targeted

EcoHomes rating increases, it is nonetheless of benefit

to identify minimum acceptable standards in various

key environmental aspects.

The following table is based on the draft LDF 'Core

Strategy Preferred Options' to which has been added

the Ashford ZED proposed targets, both those

identified as Primary Environmental Targets and those

that need feasibility testing in partnership with third

parties because they are not with the power of solely

the Applicant to deliver.

5.0 BENCHMARKED AGAINST ASHFORD DRAFT LDF

Ashford draft Local Development Framework‘Core Strategy Preferred Options’

Growth

areas

Town

centre

Urban

areas

Ashford

ZED

Cur

rent

bas

e st

and

ard

s

Building Regulations (2006)

Currently Building Regulations will be improving gradually to address the impact of buildings on theenvironment, howver, this is not sufficient to meet the resource savings outlined in the capacity study,and is therefore considered not to be an acceptable option for new development in Ashford.

�= PrimarytargetsS = subjectto feasibility

Energy CO2 50kg.m².pa CO2 emissions125 kWh/m².pa energy demand

Water 100 dwelling litres/person/dayWaste 470kg/person/pa Domestic Waste

15m³ per 100m²Materials 10% recycled / 30% FSC timber

2005 2005 2005

�

��

�S

tand

ard

1

Eco-Homes ‘Very good’

This standard has been adopted by our partners the Housing Corporation, English Partnerships andSEEDA for all new developements. It is also a recommended standard to be achieved in the SEA.Setting this standard increases the sustainability credentials of developments beyond BuildingRegulations (2006).



15m³ per 100m²Materials 15% recycled / 60% FSC timber / 30% ‘A’ rated

2005 2005 2005

�

��

�




Growth

areas

Town

centre

Urban

areas

Ashford

ZED

Sta

ndar

d 2

Eco-Homes ‘Excellent’ plus improved core resource utilisation

This standard moves beyond best practise being set by our partners and begins to move towards theoverall carbon, waste and water-neutral targets as set out in the accompanying text. It adopts many ofthe higher SEA targets within developments in addition to the higher Eco-Homes target of ‘excellent’.





2008 2010 2015

�

�S

S

Sta

ndar

d 3

60% carbon dioxide emissions reduction

This standard follows the UK-wide aspiration for 60% CO2 emissions reduction across the UK by 2050.But in order to meet this target for Ashford as a whole, higher standards are set for new developmentsin order to compensate for the more gradual adoption of higher standards in existing development.





2011 2018 2020

�

�S

-



Growth

areas

Town

centre

Urban

areas

Ashford

ZED

Sta

ndar

d 4

Energy, water and waste neutral - CARBON NEUTRAL

This standard sets out the targets and implications of carbon neutral developements, wherebydevelopment follows one-planet living objectives set out in the text. This level of consumption representsa fair share of the earth’s resources. Ashford aspires to delivering a pilot carbon-neutral development inpartnership with the private sector as soon as is feasible.

�= PrimarytargetsS = subject to feasibility

Energy CO2 carbon neutralWater water neutralWaste waste neutral-Materials

2015 2020 2030

�---

24


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